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HomeMy WebLinkAbout08/04/2003MAPLEWOOD PLANNING COMMISSION Monday, August 4, 2003, 7:00 PM City Hall Council Charobers 1830 County Road B East 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes a. July21,2003 5. Public Headngs a. Hmong American Alliance Church (2515 Maplewood Drive) 1. Comprehensive Plan Amendment (M-1 to C (church)) 2. Conditional Use Permit 6. New Business a. Resolution of Appreciation - Matt Ledvina b. Hillcrest Village Mixed-Use Zoning Distdct Discussion - Density Standards 7. Unfinished Business 8. Visitor Presentations 9. Commission Presentations a. July 22 (Tuesday) Council Meeting: Ms. Monahan-Junek b. August 11 Council Meeting: Mr. Trippler c. August 25 Council Meeting: Mr. Desai 10. Staff Presentations 11. Adjournment MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD B EAST, MAPLEWOOD, MINNESOTA MONDAY, AUGUST 4, 2003 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. I1. ROLL CALL Chairperson Lorraine Fischer Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Commissioner Tushar Desai Mary Dierich Jackie Monahan-Junek Paul Mueller Gary Pearson William Rossbach Dale Trippler Present Present Present Present Present Present Absent Present Staff Present: Chris Cavett, Assistant City Engineer Shann Finwall, Associate Planner Ken Roberts, Associate Planner Lisa Kroll, Recording Secretary II1. APPROVAL OF AGENDA Commissioner Monahan-Junek requested that staff discuss the process of appointing a replacement planning commission member under staff presentations. Commissioner Pearson moved to approve the agenda as amended. Commissioner Trippler seconded. Ayes- Desai, Dierich, Fischer, Monahan-Junek, Mueller, Pearson, Trippler The motion passed. IV. APPROVAL OF MINUTES Approval of the planning commission minutes for July 21,2003. Chairperson Fischer had a correction on page 1, in the second paragraph, for approval of the minutes changing the wording to read change number 10 to number 12 (deleting the remaining wording). Commissioner Trippler had a correction on page 6, in the fifth paragraph, changing the word cable to gable. Commissioner Trippler moved to approve the planning commission minutes for July 21,2003, with the proposed changes. Planning Commission Minutes of 08-04-03 -2- Commissioner Monahan-Junek seconded. Ayes-Dierich, Fischer, Monahan-Junek, Pearson, Trippler Abstention - Desai, Mueller V. PUBLIC HEARING a. Hmong American Alliance Church (2515 Maplewood Drive) Ms. Finwall said Mr. J. Kou Vang, representing the Hmong American Alliance Church, is proposing to purchase the Maplewood Industrial Park building at 2515 Maplewood Drive North and renovate the building for their church, currently located in North St. Paul. In order to operate a church in this location, the applicants have requested the following city approvals: Comprehensive Land Use Map change from Light Manufacturing to Church, conditional use permit (CUP) for a church, and design review. The Hmong American Alliance Church is currently located at 2329-17th Avenue in North St. Paul. It has been in operation since 1990, and has outgrown its current site. The church consists of approximately 234 families, with a total congregation of about 1,500 members, including children. The church would hold services and religious classes from 9 a.m. to 7 p.m. on Sundays and youth and elderly programs and services during the evenings of Wednesday, Thursday, and Friday, and during the day on Saturday. No funeral services will be held at the church, as it is Hmong culture to hold these services in a funeral home. However, other church functions such as weddings and baptisms will be held in the church. Commissioner Mueller said one of the photos show this property for sale and he asked if staff was aware how long the property had been for sale? He asked if there had been any other inquiries regarding the use of the building? Ms. Finwall said the building has been for sale for approximately one year and no other inquiries have come into the city for the use of the building. Commissioner Dierich asked staff how many handicapped parking stalls would be required for a congregation this size? Ms. Finwall said the number of handicap parking stalls are bound by the ADA requirements. Generally it's 1 handicap-parking stall per 25 parking stalls and a reduction in number as the number of parking stalls increase. Ms. Finwall said the building official reviewed the plans and did not comment on the handicap parking stalls so she assumes the number proposed is adequate. Commissioner Trippler said many of the negative comments received by the neighbors were regarding traffic. One of the neighborhood comments on page 10 of the staff report was regarding existing problems in the neighborhood. He said he did not see any comments from the police department regarding any problems. He asked if staff was aware of the problems in the neighborhood indicated by the resident? Planning Commission Minutes of 08-04-03 -3- Ms. Finwall said she spoke with that resident on the telephone and the resident's concerns had to do with traffic on Cypress Street and unrelated issues that would not have a bearing on the church and its location. Commissioner Trippler said he didn't understand the neighbors' comments regarding traffic driving through to Cypress Street instead of using the frontage road and Highway 61. He said it didn't make sense that people would choose to drive that direction. Ms. Finwall said she believes those comments have to do with the existing businesses on Gervais Avenue and the use of Cypress Street. The neighbors are concerned that somehow the church would utilize Cypress Street and add to the traffic problem. Mr. Roberts said staff doesn't see that occurring and would agree with Commissioner Trippler's comments. There may be traffic from the businesses on Gervais Avenue driving on Cypress Street but logically it doesn't make sense for the church to use the frontage road to Cypress Street when Highway 61 is so close. Commissioner Monahan-Junek said when a land use change is proposed we compare what it was and how the traffic was instead of what is being proposed. She asked if staff had any idea of what the traffic flow was from this location when it was occupied as light manufacturing? Ms. Finwall said the engineering booklets she looked at did not comment on traffic created by a church. An estimate of traffic for the church holding a service at full capacity is 280 vehicles coming and 280 vehicles leaving that church service, as opposed to the building being occupied as light manufacturing with traffic at the beginning of the weekdays and at the end of the weekdays. Chairperson Fischer asked the applicant to address the commission. Mr. J. Kou Vang, 6280 - 36th Street North, Oakdale, addressed the planning commission. He said they are excited to present this great project to the planning commission. Staff did a nice job presenting their proposal in the staff report and they do not have any questions or concerns regarding the staff report. Commissioner Trippler asked how late the church activities would be during the week? Mr. Vang said the activities in the church would run until 9:00 p.m. during the week. Commissioner Desai said he expects there would be people using the gymnasium all week until late into the evening? Mr. Vang said the gymnasium serves the youth activity. Asian families are large and the gymnasium serves as a place where kids and their elders can have activities during church time. Commissioner Dierich asked Mr. Vang if the other Hmong churches in the area are connected in any way? Planning Commission Minutes of 08-04-03 -4- Mr. Vang said the Hmong Alliance churches are all tied together with one district of the Christian mission and alliance. Kids and other members go back and forth between the churches, therefore, there will be activities where other kids come in from other churches. This fosters a sense of community. Chairperson Fischer asked if anybody in the audience wanted to speak regarding this proposal to come forward and address the planning commission. Mr. Keith Brown, 2496 Cypress Street, Maplewood, addressed the planning commission. He asked why the church is moving from their North St. Paul location? Ms. Finwall said the church has outgrown their location in North St. Paul, which is why they are proposing to move to this location. Mr. Brown said he opposes this proposal. Mr. Brown said there is a new development going up by Maplewood Mall with up to 500 new homes. The park and ride is located down the road from the proposed church, which generates a lot of traffic. This is why he opposes this proposal because of the additional traffic problem that already exists in the area and will be created with the additional housing. He said he moved to this area so he could live in a quiet neighborhood and it has become too busy of an area. Ms. Joanne Brelje, 2520 Cypress Street North, Maplewood, addressed the planning commission. She said she is against this project. She said she sees the commercial vans and trucks driving up and down Cypress Street during all hours of the day so the traffic is not from the residents. She thinks the kids will hang around outside of the church until the late hours of the evening and make noise and cause problems and she is against this. She said the church currently has 1500 members and 20 years from now the church congregation could double and the space just isn't there. She said if the church uses the park and ride parking lot for additional parking the people would have to walk on the street in the winter, which is dangerous. She doesn't like the whole proposal. Commissioner Mueller asked staff if this church grew to 3000 members would it be able to stay at that location? Ms. Finwall said the church sanctuary has the capacity to hold 1000 people and if the congregation grew larger than that, the church could hold more frequent church services or move to a larger location. Commissioner Dierich asked what other land uses could locate in light manufacturing besides a church? Ms. Finwall said examples of other land uses could be an automobile dealership, retail, manufacturing, mini storage, and things along that line. Mr. Matt Ubel, 2495 Cypress Street, Maplewood, addressed the planning commission. He said he is against this proposal. He wondered why a church could go in a light manufacturing-zoning district? Planning Commission Minutes of 08-04-03 -5- Ms. Finwall said there is no zoning district for a church. The city allows a church in any zoning district with a CUP, which allows the city some controls over that church. Mr. Ubel said the school and the gymnasium would create more problems for traffic, which the other neighbors have brought up already. He said Cypress Street is not a through street but is being used as a through street and many people speed through the area. He said there isn't a speed limit sign there but a stop sign has been posted at Connor Street. He said people do shortcut through Cypress Street and speed by to cut through to eliminate having to wait to get out on the frontage street and onto Highway 61. Mr. Todd Muellner, one of the current owners of the property, addressed the planning commission. He said at one time there was 75 employees working in this building when it was light manufacturing. He said traffic from the church would not be traveling during the rush hour but on off peak times, evenings and on the weekends. Chairperson Fischer said Mr. Smith, a Maplewood resident, called her at home because he was unable to attend the meeting but he wanted to make sure the planning commission read his comments in the staff report. Commissioner Mueller asked where most of the church membership comes from? He said the reason he asks is because he is trying to get a feel for where the majority of the traffic would be coming from. Mr. Vang said most of their church membership comes from within Maplewood, East St. Paul, and the northeast part of the Twin Cities. Commissioner Dierich commended Ms. Finwall on a well organized and thought out report for this proposal. The traffic issue for this proposal is a minor issue in her mind. She thinks traffic would take a right onto Highway 61 driving towards the east side of St. Paul. She would like to see a "No Truck Traffic" sign posted on Cypress Street to eliminate trucks driving on Cypress Street. She said maybe there should be a proof of parking done for the back section of the parking lot that abuts the Cypress neighborhood. She said in driving through the area she noticed the pavement in the mobile home park is a lot closer to the marsh than 20 feet. Staff may want to check into this. Commissioner Trippler said on page 6 of the staff report, in item 2. d., it states if the applicant works out shared parking with the Metro Transit park and ride lot a trail would need to be constructed. He wondered if there was enough property to construct the trail and would additional property have to be acquired to construct that trail? Mr. Chris Cavett, Maplewood Assistant City Engineer, said city staff looked at the right of way in that area and a trail could be constructed on the west side. He believes Metro Transit would be willing to construct a trail for access back and forth to the area. Ms. Finwall said the church has indicated that they would like to maintain all the required parking on site and do not see a need to utilize the Metro Transit park and ride lot. She said the church has exceeded the parking stall code requirements. However, past experience with this type of church has proven a need for additional parking than required by code. VI. Planning Commission Minutes of 08-04-03 -6- Commissioner Pearson moved to adopt the Land Use Plan change resolution on page 33 of the staff report. This resolution changes the Land Use Plan from Light Manufacturing (M-l) to Church (C) for the proposed Hmong American Alliance Church at 2515 Maplewood Drive. The city is making this change because the proposal will: a. Provide for orderly development. b. Protect and strengthen neighborhoods. c. Preserve natural features where practical. d. Minimize conflicts between land uses. Commissioner Pearson moved to adopt the resolution on pages 34 and 35 of the staff report. This resolution approves the conditional use permit for the Hmong American Alliance Church at 2515 Maplewood Drive North. The city bases this permit on the findings required by the code and subject to the following conditions: All construction shall follow the plans dated June 26, 2003, with the revisions as required and approved by the city. The director of community development may approve minor changes. b. The proposed church must be started within one year after city council approval or the permit shall end. The city council may extend this deadline for one year. c. The proposed church and its construction must meet the requirements of the city building official, the city fire marshal and the Ramsey/Washington Metro Watershed District. The city council may require the church to obtain a shared parking agreement with the Metro Transit park and ride lot if a parking shortage develops. If a shared parking agreement is required, a trail from the park and ride to the church must be constructed, or arrangements for shuttling of church patrons will be required. e. The city council shall review this permit in one year. Commissioner Desai seconded. Ayes- Desai, Dierich, Fischer, Monahan-Junek, Mueller, Pearson, Trippler The motion passed. This item goes to the city council on August 25, 2003. NEW BUSINESS a. Resolution of Appreciation - Matt Ledvina Commissioner Trippler moved approval of the resolution of appreciation of Matt Ledvina. Commissioner Pearson seconded. The motion passed. Ayes- Desai, Dierich, Fischer, Monahan-Junek, Mueller, Pearson, Trippler Planning Commission Minutes of 08-04-03 -7- This will go to the city council on August 25, 2003. b. Hillcrest Village Mixed-Use Zoning District Discussion - Density Standards Ms. Finwall said city staff is receiving comments and guidance from the planning commission and community design review board (CDRB) on the drafting of a new zoning district called the mixed-use zoning district. The proposed timeline for completion of the draft ordinance is the end of the September. The draft will be presented to both the planning commission and the community design review board prior to review by the city council. Staff recommends that the planning commission offer comments and guidance on the density requirements proposed within the Hillcrest Village Redevelopment area. Staff will use this feedback to draft a new mixed-use zoning district for the Hillcrest Village Redevelopment area, as well as other redevelopment sites within the city. *We were having audio difficulties with the planning commission member microphones therefore the recording secretary could not transcribe discussion between staff and commissioners for much of the discussion. In summary, planning commission members agreed that 30 units per acre for residential units was too high. Planning commission members did not have a magic number but estimated somewhere between 20 and 23 units per acre was more feasible. Ms. Finwall said it is important to remember that the new zoning district is not only designed for the Hillcrest Redevelopment area but for other areas in the City of Maplewood. Ms. Finwall said Mr. Rossbach telephoned her because he could not be present at the meeting. He said he would support higher densities if three things were addressed. At least 20% of the housing units are affordable. The redevelopment zone could be only initiated by the city and not by a developer. Public hearings should be held whenever something is rezoned or the comprehensive plan is changed. Chairperson Fischer said if densities were increased the city would need to retain parking or garage space. She said it would not be practical to allow on-street parking in certain areas of the city and not in other areas of the city. Commissioner Mueller said he believes housing and densities will depend on parking. He said if housing is built upwards, underground parking could be built to get the vehicles off the street. Commissioner Dierich said she is not sure how that would work out because at one of the previous planning commission meetings she mentioned the possibility of building underground parking and was told it is very expensive and not cost effective. She said this is something to think about when the planning commission calculates densities. The density needs to be worthwhile for a builder and still have storage for the vehicles. She said in looking at examples of townhomes and apartments with higher densities included for the discussion, there is not a lot of green space around them and to her that is an issue of attractiveness as well. Planning Commission Minutes of 08-04-03 -8- Commissioner Dierich said she is not sure if it is best to follow the City of St. Paul's lead of going with a higher density. Commissioner Desai said the City of St. Paul shows 86 apartments for the Hillcrest Village redevelopment proposal while the City of Maplewood shows 139 apartments. He thinks this is something to consider when thinking about the issue of vehicle storage. He believes if people move to this area they are going to bring their vehicles with them and would need a place to park/store their vehicle. Commissioner Trippler said based on the fact that the current density allowed in the city is 16.3 units per acre, 30 units per acre seems too high. He said that is practically two times higher than what is currently allowed in the City of Maplewood. He lives in the Gladstone area and he is concerned that once the Hillcrest Redevelopment area is approved with a higher density such as 30 units per acre the higher density will move to the Gladstone area, which he doesn't approve of. Commissioner Pearson said the City of Maplewood is at the north end of the Hillcrest Redevelopment area and he does not know that Maplewood needs to be at the highest density at a point where it is blending into other R-1 zoning, especially to the east. He said the highest densities are several blocks from any real playground space for children. He does not want to see something happen like Renaissance on the River where there is no common space. He said it is very intense and there is nothing for children there but blacktop and concrete and he would prefer to keep the density at the current 16.3 units per acre. Commissioner Dierich asked staff if they thought developers would accept the density at 16.3 or even 20 units? She got the feeling based on the market study that a developer wouldn't accept that Iow of a density? Mr. Roberts said it's his impression from the market study that the higher densities are going to be needed to justify the cost of redevelopment. He said clearly 16.3 units per acre wouldn't be acceptable. In summary the planning commission suggested staff look at allowing perhaps 20 to 25 units per acre with the possibility of exceeding that number with density bonuses for underground parking or additional landscaping. VII. UNFINISHED BUSINESS None. VIII. VISITOR PRESENTATIONS None. Planning Commission Minutes of 08-04-03 -9- IX. COMMISSION PRESENTATIONS a. Ms. Monahan-Junek was the planning commission representative at the July 22, 2003, city council meeting. The only planning commission item was the CUP for Liberty Classical Academy and the city council approved it ayes all. b. Mr. Trippler will be the planning commission representative at the August 11, 2003, city council meeting. Items to be discussed will be the zoning map change for the Maplewood Office Park and the first reading for the proposed R-I(R) (Rural Residential) zoning district. c. Mr. Desai will be the planning commission representative at the August 25, 2003, city council meeting. Items to be discussed include the resolution of appreciation for Matt Ledvina and the public hearing for the Hmong American Alliance Church. X. STAFF PRESENTATIONS 1) Mr. Roberts discussed the handout regarding a workshop about the role of a planning commission member at the state planning conference in September in Alexandria, MN. He said there is money in the budget for one planning commission member to attend the overnight conference. Chairperson Fischer said there are also a series of conferences held at the Earle Brown Center in October. Mr. Roberts said there is money in the budget for local conferences. Commissioner Pearson said he would like to attend the state planning conference and planning commission members agreed for him to attend. 2) The meeting with the City of Vadnais Heights and the City of Maplewood regarding County Road D will be held on Monday, August 11,2003, at 6:00 p.m. 3) Regarding an update on the planning commission appointment. Mr. Roberts said the opening has been advertised on the city web site and the Maplewood Review. They are accepting applications for the planning commission opening until August 16, 2003. XI. ADJOURNMENT The meeting was adjourned at 8:45 p.m.