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HomeMy WebLinkAbout11/02/1998MAPLEWOOD PLANNING COMMISSION Monday, November 2, 1998 7:00 PM City Hall Council Chambers 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Minutes September 21, 1998 4. Approval of Agenda 5. Public Hearings Comprehensive Plan Update New Business A. Easement Vacation - Saint John's Boulevard, east of Hazelwood Street (Saint John's Hospital) B. Bulk Storage Warehouse (1300 McKnight Road North) 1. Conditional Use Permit for Warehouse Expansion and Outdoor Storage 2. Conditional Use Permit for New Office Building 3. Parking Reduction Authorization 7. Visitor Presentations 8. Commission Presentations A. September 28 Council Meeting: Mr. Pearson B. October 12 Council Meeting: Mr. Frost C. October 26 Council Meeting: Ms. Coleman D. November 9 Council Meeting: Mr. Trippler E. November 23 Council Meeting: Mr. Mueller 9. Staff Presentations 10. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA NOVEMBER 2, 1998 I. CALLTO ORDER Chairperson Fischer called the meeting to order at 7:07 p.m. II. ROLL CALL Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Lorraine Fischer Present Jack Frost Present Matt Ledvina Present Paul Mueller Present Gary Pearson Present William Rossbach Present Michael Seeber Present Milo Thompson Present Dale Trippler Present III. APPROVAL OF MINUTES September 21, 1998 Commissioner Frost moved approval of the minutes of September 21, 1998, as submitted. Commissioner Pearson seconded. Ayes--Fischer, Frost, Mueller, Pearson, Rossbach, Seeber, Thompson, Trippler Abstain--Ledvina The motion passed. IV. APPROVAL OFAGENDA Ken Roberts, associate planner, suggested that Chairperson Fischer open the public hearing on the comprehensive plan update and then, depending upon the amount of discussion, table this item until after consideration of the new business portion of the agenda. Commissioner Pearson moved approval of the agenda as submitted. Commissioner Frost seconded. Ayes--all The motion passed. V. PUBLIC HEARINGS Comprehensive Plan Update Ken Roberts, associate planner, presented the staff report. He mentioned that Minnesota state law requires all cities in the metropolitan area to update their comprehensive plans by the end of 1998. A process is available to extend this deadline to June of 1999. Mr. Roberts noted that several page numbers were missing in the report. He said this was due to editing both the style and the content. He also said some discussion on holding zones and areas where zoning and land use plan are not Planning Commission Minutes of 11-02-98 -2- consistent with each other was added in the land use plan text. Color maps were included in this proposed update. Mr. Roberts also said the numbers reflected in the vacant and planned land and the land use trend charts were quite accurate because the city had a planning intern revise the information from county property records this summer. Commissioner Trippler commented that, although the general housing goals and policies were commendable, he was confused about how the city gets involved with implementing them. He questioned if there should be more discussion of this in the plan. Mr. Roberts said they could be used to evaluate new housing proposals. He referred to the Gervais Court senior housing project which was on a site proposed for commercial development in the comprehensive plan. He said the city had to consider whether senior housing was appropriate for this site and how it would fit in with city housing goals. Chairperson Fischer added that metropolitan regional planning requires the city to have a housing component in its comprehensive plan. Chairperson Fischer said the land use has changed in the plan, particularly the number of people per acre and the attached (multi-family) housing being used as a transition zone. She said that land intended for higher density, that was assumed might be attached housing between single family and other uses, went to other uses. Ms. Fischer thought the city might recoup some of the land intended for alternative housing by keeping these housing goals in mind when considering new proposals. Melinda Coleman, director of community development, pointed out some housing benchmarks that are set by the Metropolitan Council in the Livable Communities program. She said Maplewood does comply with these standards based on its housing stock. Ms. Coleman said one "oversight" that needs to be included in the holding areas portion of the plan is that next year the city will be doing an area plan for the Hajicek property and the Maplewood Mall. She thought this is a key piece of property when discussing inconsistent land area. Commissioner Ledvina didn't understand the objective of the revision. Mr. Roberts said the primary goal is "an exercise to make the Metropolitan Council happy." He said no major policy changes are being proposed in any of the sections. Some of the statistics were updated. Commissioner Thompson noted a discrepancy in the persons per household column of the Population, Household and Employment Trends and the Population Characteristics charts. He also thought the land use designations in the Estimated Persons per Dwelling Unit and Planned Maximum Density of Dwelling Units chart should be consistent with the Neighborhood Land Use Plan Legend. Commissioner Rossbach thought a comment in the analysis that referred to the expected continuation of Maplewood households increasing at a rate greater than the Twin Cities or other inner-ring suburbs into the next century was not definitive enough. He suggested the wording be changed to "well into the next century." Mr. Rossbach also referred to the general development policies calling for adequate public facilities before a new development is approved. He mentioned that the Haller's Woods project was all septic system, therefore not a public utility. Chairperson Fischer asked if a listing of the neighborhoods with their acreage, land uses, and planned and existing populations would be included in this updated plan. Although this was addressed somewhat in the Planned Land Use Acreage and Undeveloped Land Use Acreage, Ms. Fischer requested that it be in a format that was "readily readable and understandable without any more effort than is necessary to garner the information." She also asked that the numbers of the neighborhoods be included in the legend on the map page. Ms. Fischer suggested that more attention be given to the colors and patterns used in the maps. She noted some discrepancies in the numbering of the tables and charts. Ms. Fischer said there was a government facility that was not shown in the Hazelwood Neighborhood Land Use Plan map near Highway 36 and the former railroad track. She noted that an active train track was missing on the City of Maplewood map (Figure 1 of the plan update). Ms. Fischer asked that the Planning Commission Minutes of 11-02-98 -3- page number be included with the table number. Chairperson Fischer asked if anyone was in the audience for the public hearing on the comprehensive plan update. There was no one. Commissioner Pearson moved the Planning Commission table the discussion on the comprehensive plan update until after the New Business items (6.A. and B.) on the agenda. Commissioner Ledvina seconded. Ayes--all The motion passed. VI. NEW BUSINESS A. Easement Vacation--Saint John's Boulevard, East of Hazelwood Street (Saint John's Hospital) Ken Roberts, associate planner, presented the staff report. There were no questions of the staff report from the commissioners. Kyle Davis, of HealthEast real estate services, affirmed Mr. Robert's comment that this was basically a "housecleaning type of thing" to clean up property records. Commissioner Rossbach said that until recently this was driveway but with the new expansion, the drives have been changed. Melinda Coleman, director of community development, said that if this request were denied the records would not be accurate for this parcel. Commissioner Frost moved the Planning Commission recommend adoption of the resolution which vacates the roadway and public utility easement known as Saint John's Boulevard (Document Number 2276523), east of Hazelwood Street. The city should vacate this easement because: 1. It is in the public interest. 2. The city and the adjacent property owners have no plans to build a street or utilities in this location. 3. The adjacent properties have access to public streets and utilities. Commissioner Rossbach seconded. Ayes--all The motion passed. Bulk Storage Warehouse (1300 McKnight Road North): Conditional Use Permit for Warehouse Expansion and Outdoor Storage, Conditional Use Permit for New Office Building and Parking Reduction Authorization Ken Roberts, associate planner, presented the staff report. Commissioner Rossbach asked whether the strip of mature oak trees to the north could be developed in the future since it is now being used as a screen. Mr. Roberts said a portion of the land is owned by the city and will be used as a city park. He said the mature trees are located behind the recently-built homes and removal would probably be at the discretion of the homeowners. Commissioner Pearson noted that it looked like the far east end of the property was being "leveled out almost on top of the Jim's Prairie" and almost to the water's edge of the wetland. Mr. Pearson questioned the setback requirement for this zoning. Mr. Roberts thought this might be a Class 4 wetland that required a 20-foot buffer zone. He said he was not sure how or when the Planning Commission Minutes of 11-02-98 -4- grading happened. Commissioner Thompson said that there was a gateway from this area to Jim's Prairie but no mention of access. Mr. Roberts thought the gate might be to railroad property. He said it was likely that the nature center personnel have access rights through the railroad property off to the north. Mr. Roberts felt that access to the nature center property was not a reasonable condition to place on this applicant. Mr. Thompson was also concerned if the drainage would be adequate. Mr. Roberts said staff was requiring a grading and drainage plan as part of the community design review board conditions. Commissioner Thompson felt verbiage should be incorporated to impose business hour restrictions on the tenants. He said the staff recommendations only addressed half of the issues. He clarified that he was worried about the hours of operation of the large warehouse site. Mr. Roberts pointed out that the staff recommendations were not making hours of operation a specific condition. Commissioner Pearson asked about a future use or tenant being allowed to increase the use of storage in the bulk plant area. Mr. Roberts said he didn't know of anything that would prevent it, but any major changes to the storage area would require revision of the conditional use permit. Commissioner Trippler asked if the city had the authority to require a locked gate. Mr. Roberts said the city council could require this if they felt it was necessary for the safety and welfare of the public. Commissioner Trippler wondered if the commission was being asked to approve Phase 1 with the possibility of Phase II and III in the future. Mr. Roberts said Recommendation A covered the project east of Lakewood Drive, the outdoor storage building and warehouse expansion; Recommendation B is for the new office building west of Lakewood Drive; and Recommendation C is the parking waiver for the warehouse complex. He said a typical review is for one year and the community design review board review is for two years (if they have not been issued a building permit by the city). Chairperson Fischer noted that the resolution says approval is subject to construction being substantially started within one year of council approval. Ken Roberts said the wetlands have already been delineated and the watershed district has approved it. He said, when the detailed drainage and grading plans are done, the wetland needs to be incorporated into it and the effect of the drainage on the wetland should be shown. Mr. Roberts said signs showing the wetlands are not required. Commissioner Rossbach was concerned about the grading that has been going on and the potential for tenants to think it was easier to "throw something into the swamp than do the right thing." He felt it would be appropriate to have the wetland marked. There was a question about the fence near the apartment complex. Mr. Roberts said the fence did not belong to Bulk Storage. He didn't know if the fence was actually physically destroyed or if people were just climbing over it. Chairperson Fischer felt that if the fence belonged to the nature center, staff could be asked to check the condition of it. She also said if the fence belonged to the apartment building and was a requirement of a planned unit development, they could be required to repair the fence. Commissioner Pearson thought the locked gate would cause the police more problem than help because many of the trespassers come under the bridge from the area west of McKnight and north of Ivy. Commissioner Thompson thought the gate would discourage the area from being used as a "lovers' lane." Jack Ovick, the architect for the applicant, was present at the meeting. Commissioner Pearson inquired about the planned use for the leveled area to the east. Mr. Ovick showed photographs Planning Commission Minutes of 11-02-98 -5- and said it appeared that old pallets were stacked at this location. Mr. Roberts thought it looked like some of the roofing material for the new roof which should be completed soon. Commissioner Thompson said, when he visited the site, the roofing company had hauled out a large quantity of trash and their lease was being terminated. He said there was very little material left. Commissioner Trippler commented that some of the materials stored in the warehouse tend to be dusty. He asked what measures are being taken to ensure that fugitive dust will not be coming from the facility. Mr. Ovick said that part of the reason for the addition to the building was to have an area where shipping could be controlled better than just opening the doors when the bagging process was occurring. With the new addition, when products are ready for shipping they will be palletized or conveyor-fed into the truck and then covered with tarp. Mr. Ovick also said that the only thing on-site that would attract rodents are packaged grain products. A private rodent- control company regularly visits the site to control this problem. Commissioner Rossbach asked if there was a consensus on the commission regarding the gate. Mr. Ovick said John Fallin of FP&S thought it was a good idea to put the gate in to restrict unauthorized people/vehicles from entering and causing damage. They also are considering adding additional lighting for increased security. At this time there is no plan to change drainage. He said a civil engineer will be hired to comply with the city's drainage requirements. Commissioner Rossbach said he wanted something about wetland signage included in the motion and asked for input. Commissioner Pearson asked to have language added that there would not be storage on the property of products which were not directly a part of this company's product or operation. He did say that Bulk Storage had been "a good neighbor." Mr. Roberts thought part of this business is storing materials for other people. He said staff was not trying to limit what was stored or who it was stored for. They just wanted to meet the general conditions of not creating a hazard. Commissioner Pearson stated he was not opposed to this company in regard to its present situation and operation, but he was concerned about storage without a permit and leveling of land too close to established wetland. Commissioner Rossbach felt the city had controls for hazardous substances through ordinances. He said it seemed unfair to single out this company because their property is substantially hidden by trees, etc. Commissioner Pearson said he did not want to penalize them but he would like a better understanding of what they intend to do with the area. Commissioner Rossbach asked if the city environmental health official could check the site yearly. Commissioner Pearson didn't think that was the answer. He said he could live with the proposal but he was concerned. He thought the proposal was for one specific type of agricultural-related use but it sounded like the intent was to do more than that. Commissioner Trippler said it seemed inconsistent for Commissioner Pearson to say that Bulk Storage had been a good neighbor and then to be concerned about what they intended to store. He was troubled because he thought restricting this storage would go way beyond the control that the city should have over how someone runs his business. Commissioner Rossbach moved the Planning Commission recommend: Adoption of the resolution which approves a conditional use permit for the warehouse facility at 1300 N. McKnight Road. This permit allows the expansion of a building in an M-1 (light manufacturing) district closer than 350 feet to a residential district, outdoor storage and the expansion of a nonconforming use due to the lack of designated paved parking areas. This approval is based on the findings required by code as well as the following reasons: Planning Commission Minutes of 11-02-98 Bo -6- 1. The proposed warehouse addition is substantially screened from neighboring single dwellings. 2. The applicant is storing mineral feed additives, not food-type feed products. 3. The applicant's business hours are from 7 a.m. to 3 p.m. so there would not be evening noise generated from his business. 4. The proposed shipping-dock addition would benefit the site by containing shipping activities that are presently taking place outdoors. 5. Lakewood Drive is an arterial roadway designed to handle traffic volumes that would exceed the current usage and any increase anticipated by the proposed addition. Approval is subject to the following conditions: 1. All construction shall follow the site plan approved by the city. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. 4. A designated paved parking area shall not be required unless the site usage changes warranting the need for parking spaces. 5. Update the alarm system at the facility, subject to the approval of the Director of Public Safety. 6. Provide a locked gate system at the Lakewood Drive entrance, subject to the approval of the Police Chief. 7. Provide wetland signage as required by city ordinance. Adoption of the resolution which approves a conditional use permit for an office building between McKnight Road and Lakewood Drive in an M-1 (light manufacturing) district that would be closer than 350 feet to a residential district. This approval is based on the findings required by code and subject to the following conditions: 1. All construction shall follow the site plan approved by the city. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. The council may extend this deadline for one year. 3. The city council shall review this permit in one year. Approval of a parking waiver for the Bulk Storage facility at 1300 N. McKnight Road allowing fewer parking spaces than the number required by code. The code requires 109 for the Bulk Storage warehouse building (after the proposed shipping-dock addition), none are required. This waiver is based on the following reasons: Planning Commission -7- Minutes of 11-02-98 1. Bulk Storage is not a typical business with typical parking needs. The majority of the vehicular activity is truck transit that would not benefit from paved parking and drive areas. Paved parking and drives would not enhance the appearance of the site. Six paved parking stalls (there are six employees at the warehouse facility) amid acres of unpaved space would provide no esthetic benefit 3. It is better to leave the ground unpaved to absorb storm runoff instead of sheet-draining large areas into the wetlands. The city council may require the owner/operator to add paved parking and driveways if the city council determines the use of the site and building has changed to warrant paving. Commissioner Frost seconded. Ayes--all The motion passed. Chairperson Fischer inquired if community design review board approval was needed for the new roof on this building. Mr. Roberts and Ms. Coleman said the applicant brought in color samples for the reroof and staff did make suggestions. Ms. Fischer said she wondered sometimes "if staff gives due consideration to the impact color can have on a neighborhood when you have vast surfaces." VI. PUBLIC HEARINGmComprehensive Plan Update (continuation) Chairperson Fischer returned to discussion of this item. Commissioner Rossbach asked if the city actually has any control over what business goes into any particular area if the proposed structure meets the zoning and ordinance requirements. Ken Roberts, associate planner, said there wasn't a lot of control unless it fell under a conditional use permit. Commissioner Mueller inquired about the updating of the demographic information. Mr. Roberts thought it might be 2002 before the new census data would be available. The population and housing trends could then be reevaluated. Chairperson Fischer asked to have townhomes added to the multiple dwellings listed under residential land use. Commissioner Frost noted an error in the Maplewood Heights area of the undeveloped land map. Ms. Fischer felt the large parcel of right-of-way off Century Avenue on the Hillside map should show some land use designation. She also mentioned that an R-2 should be shown on the corner of Ripley Street as Furness comes in. Ms. Fischer also asked that the corner of Furness and Holloway on the Hillside map be checked. Commissioner Rossbach inquired if Maplewood exceeded all the guidelines for providing varying levels of housing. Mr. Roberts said Maplewood was "certainly at all the goals that the Met Council has set for us." Chairperson Fischer remarked about the changes that the aging population will bring about. She also said that the selling price of houses has risen and, if the legislature would change their definition of affordable housing, Maplewood may not have as much housing that meets the affordable criteria. Commissioner Frost asked if the park designation was only for Maplewood city parks. He noted that Keller and Battle Creek Regional Parks were shown as open space. Mr. Roberts felt the trails and wetlands at Battle Creek were more open space. He said the water designation comes on the base data from Ramsey County. Chairperson Fischer felt the comment about higher vacancy rates in rental property was not accurate. She also said the reference to housing starts being about one-half of what it was in the 80s or 90s does VIII. Planning Commission -8- Minutes of 11-02-98 not compute correctly. Ms. Fischer also said the figures do not add up correctly for the subsidized units, the handicapped units and the two- bedroom elderly units at Woodlynn. She suggested that the 1998 figures be used for the livable communities act portion. She thought livable communities act grants should be listed as a possible source of revenue for projects. It was decided that a motion wasn't needed but staff was directed to make the changes that were indicated and bring the update back to the commission at some time in the future. VII, VISITOR PRESENTATIONS There were no visitor presentations. COMMISSION PRESENTATIONS A. September 28 Council Meeting: Ms. Coleman reported on this meeting. B. October 12 Council Meeting: Ms. Coleman reported on this meeting. C. October 26 Council Meeting: There were no planning commission items at this meeting. D. November 9 Council Meeting: There will be no planning commission items at this meeting. E. November 23 Council Meeting: Mr. Mueller will attend this meeting. The status of the Bruentrup property, the Ramsey County Homeless Shelter, and the old Shopper City site was discussed. IX. STAFF PRESENTATIONS There were no staff presentations. X. ADJOURNMENT The meeting adjourned at 9:27 p.m.