Loading...
HomeMy WebLinkAbout12/18/1989 MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 EAST COUNTY ROAD B, MAPLEWOOD, MINNESOTA DECEMBER 4, 1989 1. CALL TO ORDER Chairman Axdahl called the meeting to order at 7:30 p.m. 2. ROLL CALL Commissioner Lester Axdahl Present Commissioner Michael Ayers Present Commissioner Richard Barrett Present Commissioner Robert Cardinal Present Commissioner Sue Fiola Present Commissioner Lorraine Fischer Present (7:35 p.m.) Commissioner Gary Gerke Present Commissioner Dennis Larson Present Commissioner William Rossbach Present Commissioner Marvin Sigmundik Absent Commissioner Ralph Sletten Present 3. APPROVAL OF MINUTES A. November 20, 1989 Commissioner Sletten moved approval of the minutes of • November 20, 1989, as submitted. Commissioner Ayers seconded Ayes -- Axdahl, Ayers, Barrett, Cardinal, Fiola, Gerke, Larson, Rossbach, Sletten 4. APPROVAL OF AGENDA Commissioner Gerke moved approval of the agenda as submitted. Commissioner Barrett seconded Ayes -- Axdahl, Ayers, Barrett, Cardinal, Fiola, Gerke, Larson, Rossbach, Sletten Commissioner Fischer arrived at the meeting. 5. NEW BUSINESS A. Rezoning: 1700 Co. Rd. D Secretary Olson presented the staff report on this proposed rezoning from F, Farm Residential and R1, Planning Commission -2- • Minutes 12 -4 -89 Single - Dwelling Residential to BC, Business Commercial. Todd Rabb, representing Robert Hajicek who was also present, said that Mr. Hajicek's concerns are that the zoning with the property is not inconsistent since he does raise some hay on this property and current zoning is not inconsistent with the City's land use plan since the development has not yet progressed to this property. Mr. Rabb said some other municipalities' procedure has been to designate a "holding" zoning classification, such as "future restricted development" in Plymouth or "urban undeveloped property" in Shoreview. Mr. Rabb said the rezoning of this parcel now will affect the tax status of the property. Mr. Rabb said existing traffic problems in the area warrant delaying the rezoning and development of this property until additional streets can be built in the area. A commissioner asked Mr. Rabb if this property has crops planted each year. Mr. Rabb referred this question to Mr. Robert Hajicek, the owner of the property, who responded that the property is not planted with crops but has been planted with alfalfa and other grasses which are cut and sold. • A commissioner asked Mr. Hajicek if the taxes were to remain the same amount with the rezoning as with the farm designated zoning, would he still object to the rezoning. Mr. Hajicek said he felt the tax classification rate on commercial property is higher and that the taxes would increase if rezoned as proposed. Mr. Hajicek said he has paid assessments on this property for the last 12 years and if he had the opportunity in the past 10 years, he would have sold the property. Mr. Rabb said he felt that commercial property is taxed at a far higher tax rate than residential property. A commissioner said her past experience has been that commercial and residential property tax rates are very similar when the location and land value are considered. A commissioner asked Mr. Hajicek what criteria would be required in order to have this land rezoned. Mr. Hajicek said he would want to have a buyer for at least a major portion of the property. The City Engineer described the traffic problems and congestion on White Bear Avenue and County Road D and said a feasibility study is now being done on this 411 area. Planning Commission -3- • Minutes 12 -4 -89 Chairman Axdahlereeno for furthen �ommentscomments from the public. There w Commissioner Fischer moved the Planning Commission table the resolution to rezone the Hajicek property at 1700 County Road D until after hearing the other housekeeping items and until receipt of the traffic study of the area. Commissioner Sletten seconded Ayes -- Axdahl, Ayers, Barrett, Cardinal, Fiola, Fischer, Gerke, Larson, Rossbach, Sletten B. Rezoning: Upper Afton Rd. Ken Roberts, Associate Planner, presented the staff report for this requested rezoning of an approximately 2.5 acre area of land from BC, Business Commercial to F, Farm Residential. A commissioner asked staff is there was a pipeline running across this property. Staff responded a • sanitary sewer easement and a Williams Brothers pipeline run across this property. Chairman Axdahl asked for comments from the public. There were no comments. Commissioner Cardinal moved the Planning Commission recommend approval of the resolution to rezone the City's property south of Upper Afton Road east of McKnight Road from BC, Business Commercial to F, Farm Residential based on the findings required by ordinance and that F, Farm Residential zoning is consistent with the OS, Open Space land use designation for this property. Commissioner Fischer seconded Ayes -- Axdahl, Ayers, Barrett, Cardinal, Fiola, Fischer, Gerke, Larson, Rossbach, Sletten C. Rezoning: Century Ave. (Rolling Hills 2nd Addition) Ken Roberts, Associate Planner, presented the staff report proposing the rezoning of an approximately 19 • acre area of land from F, Farm Residential and M -2, Planning Commission -4- • Minutes 12 -4 -89 Heavy Manufacturing to R -3, Multiple - Dwelling Residential. A commissioner said he didn't think R -3 would be consistent with medium density land use designation. Staff replied that the southerly portion of this mobile home park was zoned R -3 in order that it have a residential zoning. The commissioner responded that this property should be considered for rezoning also. Staff said the mobile home park was built to medium density standards with the second addition of this mobile home park having 5.8 lots per acre. Commissioner Ayers moved the Planning Commission recommend approval of the resolution to rezone the Rolling Hills Mobile Home Park Second Addition property from F, Farm Residential and M -2, Heavy Manufacturing to R -3, Multiple - Dwelling Residential based on the findings required by ordinance and that R -3 zoning is consistent with the land use plan designation for this property. Commissioner Sletten seconded Ayes -- Axdahl, Ayers, • Barrett, Cardinal, Fiola, Gerke, Rossbach, Sletten Nays -- Larson Abstentions -- Fischer Commissioner Fischer stated that manufactured home parks are only permitted in M -2, Heavy Manufacturing and F, Farm Residential zones. Several of these parks have a different zone and are, therefore, non- conforming uses even though they are consistent with the comprehensive plan. She was uncomfortable with a rezoning that would also make this park a non- conforming use. She, therefore, abstained from the vote. D. Conditional Use Permit: Junction Ave. (Huss) Secretary Olson presented the staff report for this requested conditional use permit to divide the applicant's property so that a new interior lot with 60 feet of frontage on Junction Avenue is created. A commissioner asked the Director of Public Works when . the required storm -water drainage system is expected to be installed to service this area. The Director of I Planning Commission -5- • Minutes 12 -4 -89 Public Works responded that this system will have to be approved by the City Council before the project can be initiated and it is not known at this time whether the Council will approve it or when they might approve it. Ken Huss, 1206 Leland Road, said that when 1201 Junction was developed the builder was allowed to fill in the front property with approximately 2 feet of dirt eliminating an area where runoff had pooled in the past. Mr. Huss said that approving this request to divide this property would actually improve the drainage problem by developing the backyard to hold the water. Mr. Huss said the proposed lot split property was used for the applicant's children as they were growing up and was previously planned to be sold at this time. Lorraine Huss, the applicant, said the road to the property was also used by the neighbor for access to his property when he was building his house. Mrs. Huss said when they purchased this property it was already platted and was two separate lots. The drainage problem was created according to Mrs. Huss when sewer • and water were installed on Duluth Street. Mrs. Huss said an easement runs between the two lots and since curbing was installed on Atlantic Street, the drainage flows down the easement compounding the flooding problem. A commissioner asked Mrs. Huss why the property taxes had just one parcel number. Mrs. Huss responded that this was done in order to have one tax bill and to have all of the property homesteaded. Mr. Huss said denying the development of this property was not going to solve the water problems in this area. Mrs. Huss said the adjoining property owners within 350 feet of her property were notified of this proposal and only two of the property owners were against it. Commissioner Fischer moved the Planning Commission recommend approval of the resolution which approves a conditional use permit to construct a home on a 60- foot -wide lot, subject to the following conditions: 1. The rate of discharge from a 10 -year storm after construction shall not be greater than the current rate of discharge. The applicant must provide • proof of this from a registered engineer before a building permit may be issued. Planning Commission -6- Minutes 12 -4 -89 2. There shall be at least 15 feet of side -yard setbacks, as required in the R -2 zoning district for 60 foot -wide lots. Approval is based on the following findings: 1. The nine findings required by code. 2. These were previously two lots of record. 3. Assessments have been paid on both lots. Commissioner Cardinal seconded Ayes -- Axdahl, Ayers, Barrett, Cardinal, Gerke, Fiola, Fischer, Larson, Rossbach, Sletten E. January Meeting Dates Due to Planning Commission dates in January falling on holidays, the Planning Commission rescheduled the January dates to Thursdays, January 4 and 18. • 6. VISITOR PRESENTATIONS 7. COMMISSION PRESENTATIONS A. Council Meeting: November 27 Commissioner Rossbach reported on this Council meeting. B. Representative for the December 11 and 14 meetings: Gary Gerke -- December 11 and Sue Fiola-- December 14 8. STAFF PRESENTATIONS 9. ADJOURNMENT Meeting adjourned at 10:02 p.m. 111 MEMORANDUM TO: City Manager Ken Roberts, Associate Planner FROM: L and Use Plan Amendment LOCATION: West side of Crestview Drive, SUBJECT: between Londin Lane and Mailand Road APPLICANT: City of Maplewood OWNER: Mary Anderson Construction DATE:• December 13, 1989 SUMMARY INTRODUCTION medium a land use plan amendment from RM, d en City is proposing , low density residential for the western density residential to RL, (west of Cr feet vie of D the Crestview we ailandnRoadtand Londin dLane)S w T est f Crestview Drive between a proposed a rop p being bing ose as shown on the maps on pages 5 and 6. This of properties rs ose dh s have part of the City Council initiated study zoning and land use designations that are inconsistent. BACKGROUND The on g inal planned unit developme this area Thncludedesit es e for 86 single dwellings and ten do west o f Crestviw Drive dwellings were planned for the property farne i medium dium • the west end of the PUD in the area currently P Y owner has nsit residential. These were iintendedhaspropuffer betweenithe too wnhomes and the single - family s and intends to dove p dropped the plan for the double dwelling expected n le- family dwellings west of Ces TThis makes the mee dium density s land use designation development in this area. CRITERIA FOR APPROVAL royal. Any Plan amendments require no specific findings for approval. amendment, however, should be consistent with the City's land use goals and policies. DISCUSSION designation for a property defines the current development an development rights for that site futureeusenofuthepproperty. an designation is the area in quo Ie thes case, the area in question is zoned R1 single-family medium d residential while the land designation 1gisaintend edif or t small low lot re- familyah. duplexes and townhouses single-family low d e n sty designation homes, primarily density designation is intended p rily for ected to be developed in the are as west stgof Cre h ew m D s v now e land use plan should be amended t o RL to reflect the expected development of the area. RECOMMENDATION Approve the resolution on page 7 to amend the land use plan for the area west of Crestview Drive from RM, Medium Density Residential to RL, Low Density Residential on the basis that the property owner intends to develop the area with single - family homes which are consistent with a RL land use designation. 2 • REFERENCE Site Description Area: 250,000 square feet (5.7 acres) Existing land use: Undeveloped and single - dwelling home sites Surrounding Land Uses North: Londin Lane and Connemara Condominiums East: Crestview Drive and the Crestview Fourth Addition (single - family home sites) South: Mailand Road and Crestwood Knolls Addition (single - family homes) West: Maplewood Hills Townhome PUD Past Actions November 1, 1979: The City Council approved a planned unit development (PUD) and a preliminary plat for Crestview Addition. June 13, 1988: The City Council approved the Crestview Fourth Addition final plat. (See page 5). • November 14, 1988: The City Council a extension for the Crestview Fifth Addit pprovalionpreliminaryar time subject to revised conditions of approval. plat . November 13, 1989: The City Council approved a one -year time extension for the Crestview Fifth Addition preliminary plat subject to conditions of approval. Planning Low Density Residential (RL): "This classification is primarily designated for a variety of single - dwelling homes. An occasional double dwelling may be allowed. The maximum population density is 14 people per net acre" (page 18 -29). Medium Density Residential (RM): "This classification is designated for such housing types as single - family houses on small lots, two - family homes, townhouses, and mobile homes. The maximum population density is 22 people per net acre" (page 18 -30). Attachments 1. Location Map 2. Property Line /Zoning Map 3. Vista Hills Land Use Map 4. Plan Amendment Resolution kenmemol6 i 3 W 39 t D LOWER W ......r > a q � T ��� 0,,, cr LONDIN 0 LA a cr POND :� N o N '90 41, • ��• AV 0 DAY o s HAP LA p. ` 120, CO AIARNIE ST J � I) (I)POND Av 0. a c V I CIR a 0 .. . ►- 2 p O 0 3 , W Q TEAK- W hikaa� WOOD CR 3 ♦ x A 0 au O W000 CT O x - " .R CGE CR C RES T J S ki 4 o HILLWOOC C F oA L NE SA RINGSIOE DR NE O ■ a° j 0 \ 41, .er . . o LINW000 AY Q T.28N,R.22W." 1 Q S 1 11 S 12 0t*A.. AV Li y� 0 S 1 4 1513 OH e -° Z OAHL ib ) . CT OORLANO 0 __ RD > J cr IJi Q 0� 80 r TI!.t$ER w TIMBER LN f w V PHYL►S C a N (I) :.UHRIE CT — � 1 �� OR o Q (2)VALLEY VIEW CT VALL• 7 (3) Z VIEW AV Y� = (3) LAKEWOOD CT ••••••• cr ' W W J 0) 1 N HIGHWOCO �AV 0 494 t4 s z 3 % M l I E .1%,1 . 0 4 j lu b tu x v 'BEN -z IT. ..V U J = O.:x O v THC�:EST AV 0 iii_i Ts . X L .- c 1 LOCATION MAP ill N l 4 Attachment 1 • A-. `.. • ..t. '■ • 1 . i-f - ..---.--- - - i ms ., TV -i r-t 0 Dia u Brier ir IC =Tit NV! Cir -a- .c.. . " I . rt 41 7-4 A .. : ' 2 :: , ( C: \ ,,s. ,. : 11 , : ; ' , ,... : \ I , : • : -. a : . i., ! .7 :4:'-' 6 r k : .... • ,...... . . ' . ' ..• , 7 :f • . \ \*/ ..... ; __...:___ • . or , . . # • .., ..., T\ 1 7 ., , E...VV io ..-Fcyt...T E t--i ,: .- : ,..7,...., >5 . : : _ . ,_. . . . ,... : I : /1": i \''''' ..e:.,‘ 5 I., ...• , L^ , ' - 7 " I 3 4.. I f ..4 ... ,.., ,0 , 9 L Y (•,,,— -..-..., .., .. :4– .`)./ , • • 12 \:, -' ,(..,•„ t p0, p,jD ,... , „,,, .. ., ... ...,:3.4. ,:.... /„...... 7 7. yj ;..... ,: : cn .I• 1 0.1 ...: j . . ( , I a - ' I '. ' \* 36 \ ) ” .. • IA) • . ". ": 9 .2 8 • A D D !. _ j 3 ' . 4 .. - ; .), . 1.,, ,,,,, , • L &SI mi..' / „ • • • ' 2 . 13' • i ••••." ,..:...., , • 1 . - . .2 '''s '' .. Ct.: .1 4 • R . .. .... . tit P U D ; ING • E . ' - ,... x\\ • „; -..‹, 5 C3 OU T L 0 T A -i, _ - 0 -•' 4 • .. , \-.., 6. I . r. , I, 1 : . ,1 4 , • • 1 \ ke - - - - -• - . - • - • ..... • -- • • - • ": -.,,:‘, ,......:,•,' •• .....„ •1 • \,.. . 1\1 . ss y:":":!_ !!,:'... . .... 4. 77- v• 8 N. v ..< i "t.;'; t 4,- 4 - ' - - : - c • a 1 •\' ‘.0' . 1 I - 2 I: ' ' .1•; .c 75. A . i A , •• - ...C., . • C '• din !MVP ROAD ,....... :•.3. • .., -..,.. 1 lilt worm _ amr I A,: • I 1 • / • PROPERTY LINE / ZONING MAP Attachment 2 N L. 5 i \ .... 1 • • • , major arterial Lower Afton -- Pla . LandIn Lana - - -■• 3 ...... • ■tntt�rAttt•a y ice, ►% • il WWI LI Rm , ` ••,4� y t o Rh � � � ,., ��, t. • ; R il / 0 •148/-* RI . �• at, g . ,; i nor coll. tot ' • A I Malland = - . ew ���gal.��'�I wi • t..l.t.a. • : ,: "' !...:� / 111 11 a , I IiW J iI NL : , � �� °o 0 17 ��u■ P OS —• 1 11 • minor c • !lector •• R I W • w m 0 p - "Az_ ,.et w p, 1 1 ' 111111 0 n. Linwood ••111111111111111111111 major =,,!" major c Ilactor 11 Ariel • REVISED 12 -09 -85 7 -07 -86 1/ • . VISTA HILLS NEIGHBORHOOD LAND USE PLAN N 6 Attachment 3 PLAN AMENDMENT RESOLUTION WHEREAS, the City of Maplewood initiated an amendment to the Maplewood Comprehensive Plan from RM, medium density to RL, low density residential for the following- described property: The area west of Crestview Drive between Mailand Road and Londin Lane. WHEREAS, the procedural history of this plan amendment is as follows: 1. The Maplewood Planning Commission held a public hearing on December 18, 1989 to consider this plan amendment. Notice thereof was published and mailed pursuant to law. All persons present at said hearing were given an opportunity to be heard and present written statements. The Planning Commission recommended to the City Council that said plan amendment be approved. 2. The Maplewood City Council considered said plan amend- ment on , 1990. The Council considered reports and recommendations from the Planning Commission and City staff. NOW, THEREFORE, BE IT RESOLVED BY THE MAPLEWOOD CITY COUNCIL • that the above - described plan amendment be approved on the basis of the following finding of fact: The property owner intends to develop the area with single - family homes which are consistent with a RL land use designation. Adopted this day of , 1990. III 7 Attachment 4