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HomeMy WebLinkAbout2009-07-07 PC Minutes MINUTES OF THE MAPLEWOOD PLANNING COMMISSION 1830 COUNTY ROAD BEAST, MAPLEWOOD, MINNESOTA TUESDAY, JULY 7, 2009 I. CALL TO ORDER Chairperson Fischer called the meeting to order at 7:00 p.m. II. ROLL CALL Commissioner Joseph Boeser Vice-Chairperson Tushar Desai Chairperson Lorraine Fischer Commissioner Harland Hess Commissioner Robert Martin Commissioner Gary Pearson Commissioner Dale Trippler Commissioner Joe Walton Commissioner Jeremy Yarwood City Staff Present: Present Absent Present Absent Present Present Present Present Present Tom Ekstrand. Citv Planner Chuck Ahl. Assistant Citv Manaqer Robert Mittet. Citv Finance Director III. APPROVAL OF AGENDA Commissioner Pearson moved to approve the agenda as presented. Commissioner Trippler seconded The motion passed. IV. APPROVAL OF MINUTES a. June 2, 2009 Ayes - all Commissioner Trippler moved to approve the minutes of June 2, 2009 as presented. Commissioner Boeser seconded The motion passed. V. PUBLIC HEARING Ayes - Boeser, Fischer, Martin, Trippler Abstention - Pearson, Walton, Yarwood a. 7:05 p.m.: Conditional Use Permit Amendment-Century Trails Senior Apartments, Common Bond Communities, Benet Road and Monastery Way City planner Tom Ekstrand presented the staff report for this request from Common Bond Communities to build their second phase of development at the Sl. Paul's Monastery property, located at the northwest corner of Larpenteur and Century Avenues. Mr. Ekstrand said the proposal is for a three-story, 40-unit apartment building for seniors that would be located north of the recently completed 49-unit Trails Edge Townhomes. Planner Ekstrand explained that unit size is proposed to be reduced because of HUD program financing that requires a reduced unit size to a maximum of 540 square feel. Planning Commission Minutes of 07-07-09 -2- Planner Ekstrand mentioned that the city council minutes for approval of the first phase development were not clear as to a parking reduction or how much parking the council's motion required. Mr. Ekstrand said staff is recommending that garages be required. Commissioner Fischer asked staff if the parking required for the Archer Heights senior complex was reviewed as she had requested. Planner Ekstrand responded that he reviewed the conditions of approval for the Archer Heights project and 41 parking spaces were required there for 69 senior units. Planner Ekstrand read the following comments from Commissioner Hess, who was unable to attend this meeting: . We are again facing the same parking and unit size issue the planning commission faced with previous senior housing proposals. We have not concluded this discussion and the PC may wish to again re-address this issue. . The garages are a good idea with Minnesota winters, but as an alternative, posts with outlets for car heaters should be considered. . Sheet C1 of the civil drawings show a utility line that is not identified (see attachment). What is this? Commissioner Trippler said the bank on the north side of the site drops off sharply and he recommended that the applicant install fencing as a warning of the drop off. Mr. Trippler said an advantage of underground garages is to provide shelter during severe weather, since there is no basement in this building. Judith Wurdock, of Common Bond Communities, gave a presentation explaining plans and the financing for this senior apartment projecl. Paul Holms, of Pope Associates, discussed the topography of the steep slopes on the north side of the site and he said that either a hedge or fence could be installed in that area. Mr. Holms said there are 43 parking spaces proposed for the 40-unit senior building. Mr. Holms asked that a condition for underground garages not be attached to this recommendation to the city council. Mr. Holms said a shelter plan has been done for this building that provides a shelter area on the first floor. Commissioner Boeser suggested that the 43 proposed parking spaces be reduced to the previously approved 41 spaces, but requiring them to be 10 feet rather than 9 Y:! feel. Commissioner Trippler said he feels this project needs to have underground parking for winter use and for storm/emergency situations to protect the residents and amenities shouldn't be limited by HUD requirements. Commissioner Fischer said she walked through the Beebe Road senior building parking lot last evening and even though that facility has half of the parking spaces to the number of units, there were 10-12 empty parking spaces. Commissioner Fischer said she does not have a problem with reducing the required number of parking spaces. Commissioner Boeser said this proposal is designed as an affordable senior housing project and designed for low income people. Mr. Boeser said that for this community, he does not see that underground parking should be an issue, even though it might be nice to have. Mr. Boeser said that underground parking and some unit space need to be given up and he does not have a problem with thaI. Planning Commission Minutes of 07-07-09 -3- Commissioner Yarwood said it is a workable concept without the garage, but if the applicant can do it within the constraints of the plan and still get the HUD financing, it would be a benefit to the residents. Commissioner Pearson said he agrees with the importance of having underground parking for seniors and is in favor of il. Mr. Pearson said H U D is not a great requirement for construction of this and he cannot support this project as proposed because he would not be doing the right thing for seniors who will live there. Commissioner Pearson moved the planning commission recommend adoption of the resolution approving the amendment of the conditional use permit for the Sl. Paul's Monastery planned unit development, allowing unit size reductions for the Century Trails Apartments by Common Bond Communities. The approved unit sizes would be allowed to range from 550 square feet to 575 square feet of gross floor area with a maximum of 540 square feet of net habitable area. Approval is based on the findings required by ordinance in addition to the following reasons: 1. H U D financing is dependent upon reduced unit sizes. 2. The proposed apartment complex would provide useable common areas for the residents as well as their own dwelling unit space such as a community room, screen porch, laundry room and lounges. 3. The PUD ordinance allows for deviations from the code requirements since: . The proposed development has a unique nature for which the code regulation should not apply. . The PU D would be consistent with the purposes of this chapter. . The PUD would produce a development of equal or superior quality to that which would result from strict adherence to this chapter. . The deviations would not constitute a significant threat to the property values, safety, health or general welfare of the owner or occupants of nearby land. . The deviations are required for reasonable and practicable physical development and are not required solely for financial reasons. Approval is subject to the following conditions: 1. The applicant shall follow the plans date-stamped May 22, 2009. Staff may approve minor changes. 2. The proposed construction must be substantially started within one year of council approval or the permit shall become null and void. 3. The city council shall review this permit in one year. 4. The applicant shall redesign the project to include underground garages for the residents. This plan revision shall be submitted to the community design review board for approval. Commissioner Trippler seconded The motion passed. Ayes - all Planning Commission Minutes of 07-07-09 -4- Commissioner Trippler moved the planning commission recommend to the community design review board approval of the plans date-stamped May 22, 2009 for the Century Trails Apartments located at the corner of Benet Road, Monastery Way and Century Avenue. Approval is subject to the applicant doing the following: 1. Repeat this review in two years if the city has not issued a building permit for this projecl. 2. Before getting a building permit, the applicant shall provide cash escrow or an irrevocable letter of credit in the amount of 150 percent of the cost of completing exterior improvements like landscaping, in-ground lawn irrigation, parking lot striping and the like. 3. Meet all requirements of the building official, fire marshal and police. 4. Add underground garage space sufficient enough to provide emergency shelter for all residents if needed and if not specifically excluded by HUD. 5. Comply with the city engineer's report dated June 17, 2009. 6. Comply with applicable May 14, 2007, city council PUD conditions. 7. Provide a site and design plan for the screening of any trash and recycling containers if they would be kept outside. Should a trash enclosure area be proposed in the future, it shall not be placed in any parking space. 8. Provide in-ground lawn irrigation as required by the city code. 9. The community design review board shall review major changes to these plans. Minor changes may be approved by staff. 10. Provide either fencing or hedging along the north and east to demarcate the steep drop off. Commissioner Pearson seconded Ayes - Martin, Pearson, Trippler, Walton, Yarwood Nays - Boeser, Fischer The motion passed. b. 8:10 p.m.: 2010-2014 Capital Improvement Plan Public works director Chuck Ahl presented the staff report for the proposed 2010-2014 Capital Improvement Plan for review by the planning commission as a public hearing. Mr. Ahl said other city commission members were invited to attend this hearing and comment on this projecl. Mr. Ahl explained funding of previous annual improvement plans and answered questions from the commission regarding projects included in the 2010-2014 proposal. Ginny Yingling, a member of the environment and natural resource commission, 673 Dorland Road S., asked if recommendations from the students involved in the Sustainable Maplewood project were considered during the capital improvement plan process. Director Ahl responded that those recommendations were taken into consideration and some have already been implemented. Commissioner Yingling asked how budget dollars were determined for the Gerten pond drainage improvement project without a study being done. Director Ahl responded that staff gets an estimate of the overall improvements foreseen as necessary. Planning Commission Minutes of 07-07-09 -5- Fredrica Musgrave, a member of the environment and natural resource commission, 1949 Greenbrier Street, asked for clarification of details with some projects scheduled in this proposed plan. Ms. Musgrave asked that the planning commission look closely at each of the proposed items in the proposed CI P to determine if they are really needed. Peter Fischer, chair of the parks commission, explained that the commission is currently working off of a needs assessment that was done in 1999. Mr. Fischer explained that before improvements are done in a park the commission holds a neighborhood meeting where residents can review the plans and give comments and ideas. Commissioner Boeser suggested that C.I.P. project prioritization would be a useful in-service training topic and asked staff if that would be possible. Director Ahl responded affirmatively saying it would not be difficult to provide the information in a training session. Finance director Mittet explained that financing details of funds and debt management also contribute to how the projects are prioritized. Commissioner Pearson moved the planning commission recommend to the city council approval of the Capital Improvement Project 2010-2014. Commissioner Yarwood seconded The motion passed. Ayes - all VI. NEW BUSINESS None VII. UNFINISHED BUSINESS a. Conditional Use Permit Amendment-Bruentrup Heritage Farm, 2170 County Road D City planner Tom Ekstrand presented the staff report for the request for a conditional use permit amendment for the Bruentrup Heritage Farm. Mr. Ekstrand reviewed the latest revisions proposed by the Maplewood Area Historical Society since the commission's last review of this item. Commissioner Trippler said he is not in favor of allowing music or noise until 1 0 p.m. at this site and he also does not agree with their proposal for off-site parking. Commissioner Pearson said he does not support off-site parking and that it sets a stupid precedent and he will not support this. Commissioner Boeser said he does not support the parking shuttle concepl. Mr. Boeser suggested that there is adequate space on the site to provide on-site parking including screening without touching the integrity of the farm. Commissioner Walton said there is still the noise issue to deal with. Commissioner Boeser responded that the Maplewood Area Historical Society has approved an outdoor 9 p.m. noise/music deadline and this deadline could be required indoors also. Commissioner Walton said the staff recommendation includes a condition requiring compliance with the city's noise ordinance. Commissioner Trippler moved the planning commission recommend approval of the amendment to the Maplewood Area Historical Society's Conditional Use Permit for the use of the Bruentrup Heritage Farm Planning Commission Minutes of 07-07-09 -6- site (2170 County Road D) with the following conditions (additions to staff conditions are underlined if added and stricken if deleted): 1. Repeat this review in two years if the city has not issued a building permit for this projecl. 2. Before the city issues a building permit, the city engineer shall complete the necessary grading, drainage, utility and erosion control plans. 3. The applicant or contractor shall complete the following before occupying the buildings: a. Replace property irons that are removed because of this construction. b. Install reflectorized stop signs at all exits, a handicap-parking sign for each handicap-parking space and an address on the building. c. Construct a trash dumpster enclosure for any outside trash containers. The enclosures must be 100 percent opaque, match the color of the buildings and have a closeable gate that extends to the ground. If the trash container is not visible to the public it does not need to be screened. d. Install site-security lighting as required by the code. The light source, including the lens covering the bulb, shall be concealed so the light source is not visible and so it does not cause any nuisance to drivers or neighbors. 4. If any required work is not done, the city may allow temporary occupancy if the city determines that the work is not essential to the public health, safety or welfare. 5. All work shall follow the approved plans. The director of community development may approve minor changes. New Condition!: Which Apply to All U!:e!: at the Bruentrup Heritage Farm: New Conditions which applv to the subleasinq of the site bv the Societv for larqe fundraisinq events. 6. Update the January 2008 Bruentrup Heritage Farm Master Plan to include correct site size, site conditions, parking references, and purpose and intent of uses including any subleased fund raising events. 7. Parkinq shall be on-site onlv. 7. V\!hen the FJarkin!jlot IOGatea ea!:t of the !:ite Gannot aGGommoaate FJarkin!j fer an ovent (i.e., event!: where there are more than 114 FJooFJle ea!:ea on 4 FJooFJle FJer vehiGle in the 21 !:FJaGe FJarkin!jlot IOGatea to the ea!:t of the !:ite) the !:oGiety mll!:t !:llFJFJly off !:ite FJarkin!jto aGGommoaate the ovent!:. ll. Off !:ite FJarkin!j at Salvation Army (711 FJarkin!j !:FJaGo!: at 20110 Wooalyn I\venlle): a. The !:oGiety mll!:t !:llFJFJly the Gity with a !:i!jnea FJarkin!j a!jreement eotween the !:oGiety ana the owner!: of the Salvation Army fer the ll!:e of the FJarkin!jlol. e. Tran!:FJortation of !jllO!:t!: in a wa!jon FJllllea ey a traGtor to ana from the Salvation Army FJarkin!jlot (Wooalyn I\venlle) to the farm on a trail throll!jh the Prairie Farm Nei!jheerhooa Pre!:erve i!: only allowea allrin!j aay time hOllF!:. Planning Commission Minutes of 07-07-09 -7- G. The !:oGiety mll!:t en!:llre !:afe FJoae!:trian Gro!:!:in!j at the inter!:eGtion of VVooalyn I\venlle ana Ariol Stroot fer vi!:itoF!: FJarkin!j in the Salvation Army FJarkin!jlol. Safe FJoae!:trian Gro!:!:in!j Gan involve tomFJorary !:i!jn!: or GFO!:!:in!j !jllaFa!:. 9. Off !:ite FJarkin!j at Hareor Pointe (2711 FJarkin!j !:FJaGe!: at 2079 to 2127 COllnty Roaa D): a. The !:oGiety mll!:t !:llFJFJly the Gity with a !:i!jnea FJarkin!j a!jreement eotween the !:oGiety ana the owner!: of Hareor Pointe whiGh allow!: the ll!:e of thi!: FJarkin!jlol. e. The !:oGiety mll!:t en!:llre !:afe FJoae!:trian Gro!:!:in!j at the inter!:eGtion of COllnty Roaa D ana Ariol Stroot fer vi!:itoF!: FJarkin!j in the Hareor Pointe FJarkin!jlol. Safe FJeae!:trian Gro!:!:in!j Gan involve tomFJorary !:i!jn!: or GFO!:!:in!j !jllaFa!:. 8. Any large-scale music proposed for any event on the site (such as DJs and bands) should be limited to inside the barn. 9. Use of the farm must comply with the city's noise ordinance which requires that no disturbing noises be generated before 7 a .m. and after 7 p.m. 10. In exchange for occasional use of the Bruentrup Heritage Farm site by the city, the city will allow the society the use of the Community Center at no charge for their annual fund raising Halloween Hoe Down. 11. The society will work with Maplewood city staff to coordinate the management of the oak savanna located west of the entry drive within the Bruentrup Heritage Farm site with the intent of continuing to manage that portion of the site as oak savanna. 12. The barn must be posted with a maximum occupancy of 290 people. 13. Subleased large fund raising events are allowed six times per year. 14. Subleased large fundraising events are allowed from 10 a.m. to 10 p.m. Now Conaition!: whiGh aFJFJly to the !:llelea!:in!j of the !:ite ey the Society fer laF!je funarai!:in!j ovent!:. 15. Maximum number of occupants allowed on site for large fund raising events in which alcohol will be served is limited to 290 people. 16. Appropriate liquor license must be obtained prior to serving alcohol on the site. 17. The society must obtain the appropriate liability coverage for subleased large events which holds the city harmless. 18. A rental agreement must be approved by the city which dictates hours of use, maximum number of people, location of parking, etc. Commissioner Pearson seconded The motion passed. Ayes - all b. Election of Chair and Vice Chair for June 2009 through May 2010 Commissioner Trippler nominated Lorraine Fischer as chairperson. Planning Commission Minutes of 07-07-09 -8- Commissioner Pearson seconded Ayes - Boeser, Martin, Pearson, Trippler, Walton, Yarwood Abstention - Fischer The motion passed. Commissioner Fischer nominated Tushar Desai as vice chair. Commissioner Pearson seconded Ayes - Boeser, Fischer, Martin, Pearson, Trippler, Walton, Yarwood The motion passed. VIII. VISITOR PRESENTATIONS None IX. COMMISSION PRESENTATIONS a. Staff commended that there were no planning commission items that were reviewed on June 8 or June 22. b. Staff stated that there were no planning commission items scheduled for the upcoming July 13, 2009 city council meeting. It would be Commissioner Boeser's turn to attend if there were items for review. X. STAFF PRESENTATIONS a. 2009 Planning Commission Summer Tour Recap The commissioner liked the tour this year. The Commissioner Trippler commented that he liked the layout with fewer "drive by" reviews and liked the format with four walking-stops where presentations were given. The suggestions for next year are the Priory Open Space site for a walking tour of those grounds and a visit to the Ramsey Washington Metro Watershed Districl. Commissioner Boeser commented that next year if the tour stops could be more punctual, it would be better since we ran out of time to complete the entire tour as it was scheduled. XI. ADJOURNMENT The meeting was adjourned at 10:50 p.m.