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PL 06/07/1989 - 30703� /"\ � CITY OF FRIDLEY PLANNING CONIl�'iI88ION MEETING, J�NE 7, 1989 CALL TO ORDER: Chairperson Betzold called the June 7, 1989, Planning Commission meeting to order at 7:30 p.m. ROLL CALL• Members Present: Members Absent: Others Present: Donald Betzold, Dave Kondrick, Sue Sherek, Alex Barna, Paul Dahlberg Dean Saba Barbara Dacy, Planning Coordinator Michele McPherson, Planning Assistant Leonard Vanasse, Mar-Len Development Corp. APPROVAL OF MAY 17, 1989, PLANNING COMMISSION MINUTES: MOTION by Mr. Kondrick, seconded by Mr. Barna, to approve the May 17, 1989, Planning Commission minutes as written. IIPON A VOICE VOTE. ALL VOTIATt� AYE, CHAI1tPER80N BETZOLD DECLARED THE MOTION CARRIED IINANIMOIISLY. 1. CONSIDERATION OF A LOT SPLIT, L.S. #89-03, BY MAR-LEN DEVELOPMENT CORPORATIOPT To split off the easterly 230 feet of Lot 1, Block 1, Mar-Len Addition to create two separate lots. The two legal descriptions are as follows: Parcel A, that part of Lot 1, Block 1, Mar-Len Addition, according to the recorded plat thereof, Anoka County, Minnesota, lying westerly of the east 230 feet thereof. Reserving an easement for driveway purposes over the north 20 feet of the south 70 feet thereof. Subject to a drainage easement over the north 20 feet thereof. Subject to other valid easements of record. Parcel B, the east 230 feet of Lot 1, Block 1, Mar-Len Addition, according to the recorded plat thereof, Anoka County, Minnesota. Together with an easement for driveway purposes over the north 20 feet of the south 70 feet of that part of said Lot 1, lying westerly of the east 230 feet thereof . Subj ect to a drainage easement over the north 2 0 feet thereof. Subject to other valid easements of record. Generally located at 81st Avenue N.E. and Hickory Street N.E. PLANNING COMMI88ION MEETINa, JDNE 7, 1989 PAGE 2 ^ , - MOTION by Mr. Kondrick, seconded by Ms. Sherek, to waive the reading of the public hearing notice and open the public hearing. IIPON A VOICE VOTE� ALL VOTING AYE� CBAIRPERSON BETZOLD DECLARED TH8 MOTION CARRIED IINANIMOIIBLY. Ms. McPherson stated that Mar-Len Development Corporation is proposing to split Lot 1 of the Mar-Len Addition into two parcels. ANR Trucking is located to the south on Lot 3 of said Addition. To the north is an empty lot and Springbrook Nature Center (is located to the north and west). The area is currently zoned N2, heavy industrial. The proposed lot split would create a north/south division of Lot 1. There are several reasons for this to occur. Hickory Street stops in the southwest corner of the parcel and is a paper right- of-way to the northwest corner of this parcel. Where it stops, there is a drainage ditch within the right-of-way which carries runoff to Springbrook Nature Center. There are also drainage ditches which run along the north and south sides of the ANR Trucking site. There are drainage easements on the north, south and west sides of Lot 1, and they are being used for drainage. r"'`, Because of the easements and the Hickory Street deadend, the petitioner is proposing a north/south split. There is a potential that Hickory Street could continue but this is not in the current capital improvement plan. The petitioner is proposing there be a private driveway easement of 20 feet to connect Parcel B with Hickory Street. The zoning code requires 25 foot width for any lot access. Staff recommends that the easement be modified to 25 feet before approval by the City Council. Both parcels meet the minimum lot size requirement; however, there is still potential to divide parcel A. Staff is concerned that the private drivway will not handle the potential traffic should that occur. There is also potential in the future depending on the development of the two parcels of the lot split and a vacant parcel to the west of Hickory Street that Hickory Street could be modified to a 10-11 ton road. Staff recommends approval of the lot split with the following stipulations: 1. The petitioner shall correct and have in recordable form a 25- foot driveway easement prior to City Council approval on June 19, 1989; 2. A maintenance agreement concerning general upkeep and snow removal for the private driveway shall be recorded against both Parcels A and B prior to issuance of a building permit on either parcel; 3. A park fee shall be paid prior to the issurance of building � permits; 4. A grading plan with stormwater calculations shall be submitted and approved by staff prior to building permit issuance; and PLANNINa COMMISSION MEETING, JIINE 7, 1989 - PAGE 3 �� 5. A 60-foot public right-of-way shall be created and a public road constructed should future subdivision occur. Mr. Barna asked if there were restrictions on the type of business that can go into the area due to its location near the Springbrook Nature Center and the creek. Ms. McPherson stated there were none that she was aware of other than the limitation for the driveway and for storm water control. Mr. Dahlberg asked if the parcel abutted Springbrook Nature Center. Ms. McPherson stated it does not. One parcel of land lies between the Mar-Len property and Springbrook. Mr. Barna asked if the City had restrictions for that area. Ms. McPherson stated this particular parcel has been used as a fill site and has no existing vegetation. There are no protected wetlands on the site. Mr. Dahlberg asked about the narrow strip of land to the south. ^ Ms. McPherson stated there is a 50-foot drainage easement. There is an existing open drainage ditch that runs the length of the parcel. Mr. Dahlberg asked if the driveway could exist within the drainage easement. Ms. McPherson felt there was not enough room for that to occur. Ms. Dacy indicated there was the need to have enough room to get equipment in there to maintain the area. Mr. Dahlberg thought the driveway could be used as the access to the drainage ditch for maintenance. Ms. Dacy stated this would require a private easement on public property. Mr. Dahlberg stated he was under the impression that it would be better for a land locked parcel to own a strip of land from it to a right-of-way. In a situation like this, it is dependent upon an adjacent parcel for access and could potentially create conflict between owners. If on public property, that concern could be eliminated. Ms. Dacy stated that, depending on the petitioner's viewpoint, �� a 50-foot ��flag�� to Parcel B could be created. r�� PLANNING COMMIBBION MEETINa. JIINE 7, 1989 - PAGE 4 Mr. Dahlberg stated the benefits are that the setbacks are from the property line rather than from the drainage easement. Mr. Vanasse stated he talked with Mr. Flora, Director of Public Works, about the driveway easement. Mr. Flora said there is nothing stopping Mar-Len from putting in a concrete pipe and covering it so it can be driven on. He thought it should be done. Then there would be 75 feet to work with. Mr. Barna stated that Lot 2 is still to be developed. There is a possibility for an east/west street through the area; and there is the possibility that if there were a road, the owners would be giving up less land. Mr. Vanasse felt that Lot 2 has full access to Main Street. If Hickory Street were finished, it would have capacity of about 10 tons. The proposed property is for a contractor whose use would be light industrial, parking and storage. Mr. Betzold asked if Mr. Vanasse had plans for Lot A. Mr. Vanasse stated he has a proposed use but is not going ahead with that. i'', Mr. Barna asked if Mr. Vanasse also owned Lot 2. Mr. Vanasse stated he did. He has no problem with the stipulations or the 60 foot right-of-way. He felt Mar-Len would go ahead with the private driveway right now. Should expansion be done in the future, it would only need 10 more feet of road and then the pipe could be put in. Mr. Barna stated that in a situation such as this it is the property o�aner would be the one to petition the City to have the street put in. Mr. Vanasse felt that a street would not be requested, but taking 60 feet from the lot would be a hardship because it would take away from the parking requirement. Mr. Betzold wondered, if the easements cannot be done, as a fallback position, can they combine with the parcel next door. Mr. �arna stated in this fashion Parcel B would be a"flag" shaped lot and would not be land locked. Mr. Vanasse stated his proposal is to provide the right-of-way so the owner of Lot A will not have to interfere. '� Mr. Dahlberg stated that if the proposed driveway easement was conveyed as Parcel B there would only need to be 50 feet. PLANNING COMMI88ION MEETINa. JIINE 7, 1989 PAG$ 5 � Mr. Vanassee thought there would be a problem. They have widened the ditch and are using the full width of 50 feet of the easement. Mr. Dahlberg felt that potentially the drainage ditch could be narrower and still accommodate flow. Mr. Vanasse stated that is where the sides of the ditch come in. The slope is a problem. A larger area is required because they are working with sand. Mr. Dahlberg indicated his concern is based on a potential conflict concerning use of the right-of-way and whether or not there is a question. Mr. Vanasse stated that, when property is owned with an easement, it is the owner's responsibility to maintain it. Mr. Vanasse stated he would be willing to abandon it entirely if the owner does not want it and release the easement to Parcel B so there would not be a problem. Ms. Dacy stated that staff will investigate that alternative as well as combining the driveway access into the 50 foot easement i"� area . MOTION by Mr. Dahlberg, seconded by Mr. Kondrick, to close the public hearing. OPON A VOICE VOTE � ALL VOTING AYE, CHAIRPER80N BETZOLD DECLARED THE PIIBLIC HEARIN(� CL08ED AT 8s00 P.M. MOTION by Ms. 5herek, seconded by Mr. Barna, to recommend to the City Council approval of the lot split with stipulations, that staff get together with Public Works to make a determination on the easement issue, and provide alternatives or changes before the City Council meeting. IIPON A VOICE VOTE, ALL VOTING AYE � CHAIRPERSON BETZOLD DECLARED T8E MOTION CARRIED IINANIMOIISLY. Mr. Betzold indicated that this item would be before the City Council at their meeting of June 19, and recommended Mr. Vanasse stay in contact with staff regarding any questions. 2. CONSIDERATION OF OLD CENTRAL AVENUE CORRIDOR STUDY Ms. Dacy reported that staff continued the corridor study and have looked at Phase 2 north of Rice Creek north to the city boundary. ^ Phase 2 has a different character from Phase 1. This area does not have some of the natural features as Phase 1, but there are some things there that can be used to unify the corridor. The plan is ^ PLANNING COMMIBBION MEETING JIINE 7. 1989 - PAG$ 6 to continue the Sportman's Highway theme, and continue the boulevard improvement concept. Onan has boulevard trees which continues the theme which could be continued all the way north to Osborne. Basically, staff looked at the existing features, what are the strengths and weaknesses, and what are the opportunities. Ms. McPherson stated there is more vacant land to work with in Phase 2 of the study. Onan has a campus-like atmosphere. There are 8 parcels of vacant land available for development. Residential areas are on the east, and a mobile home park and commercial on the west. Most of the structures in this portion were built in the early 1950's and 1960's, with a lot of development that occurred in the early 1970�s. There are two non-conforming houses on commercial property. Ms. McPherson stated one of the scenarios for the residential alternative is to remove the Green building at Onondaga and relocate the tenants. This parcel then could become single or multi- family. The strip center would also be removed near the southewast corner of Central and Osborne. The vacant lot to the south would be encouraged to be developed into single or multi- family housing. Access from Meadowmore Drive would be encouraged. Also in the residential alternative, the mobile home park would �'1 stay, but the non-conforming use on the northwest corner of 73rd and Central would be removed. Businesses such as the trucking station should be removed, and then this area could then accommodate single or multi-family housing. This area has been zoned light industrial for years and has had little or no development interest. Ms. McPherson stated south of 73rd there is an R-3 district and a variety of commercial and industrial districts. In the residential scenario, those buildings that are commercial or industrial to the west of the R-3 would be rezoned to multi-family. In the commercial scenario, staff recommends removing Determan Welding, the junkyards, and the mobile home park; and encourage split zoning with more commercial to the west and lighter industrial uses to the east. Staff has developed a plan regarding those parcels. There are two fairly new businesses which staff recommends would remain as part of the redevelopment scheme. The parcels would develop in such a way that the outside storage be to the center with the buildings toward the road, and continue the theme of a boulevard with a bikeway/walkway. In the relocation process, the roads would be realligned or vacated. It is recommended that Tam's Rice Bowl be located closer to Hwy. 65, which would provide better access and visibility for the restaurant. Ms. McPherson stated south of 73rd, staff encourages more ^ commercial uses rather than residential. r"1 PLANNING COrIIKI88ION MEETINa� JIINE 7. 1989 - PAaE 7 Ms. Dacy stated that Onan has requested the City evaluate assisting them in their project to expand their facilities in the southeast corner of their site. Staff understands that Onan has a number of facilities in the Cities and plans to consolidate them at the Fridley� site. In order to do so, they need soil correction assistance and sewer, water and street improvements. The HRA is considering whether to modify the redevelopment district and have a new tax increment district. This is also an opportunity to look at other blighted properties in this area. Moving the mobile home park has been discussed, but the relocation impact has not been fully researched. On the east side, pick up those that are not consistent with what is around it. The tax increment district is smaller than the redevelopment district. Ms. Sherek asked if this included Spiro, but not Limpro. She felt both were substandard pieces of property and both should be included. Ms. Dacy stated both are excluded. She felt others were more in need of redevelopment, but these can be reconsidered and the plan can be revised. The staff wanted to minimize the number of properties in the tax increment district. � NIs. Dacy stated the staff's recommendation is to: i) in the residential alternatives, rezone the southwest corner of Osborne and Central to residential. 2) Connect the commercial strip center on the southeast corner to single family or duplex. 3) Remove the non-conforming junkyard south of the American Legion and combine it be combined with the American Legion or rezone as residential. 4) Create a campus business atmosphere, by extending the Onan and Medtronic campus-like atmosphere, to create a saleable industrial park. This includes removing the junkyards and developing a redevelopment scenario presented in the packet. Ms. Dacy stated that on the June 21 agenda, the Planning Commission will consider an item regarding the use of the now vacant Kurt Manufacturing building. A snowmobile sales and service business is requesting to locate there. Staff advised them to rezone it from M-1 to C-2. Staff feels the special use process may become abused in order to get more commercial activities in an industrial zone. Staff's recommendation is to start the pattern to go to commercial, which may be helpful for redevelopment. Mr. Barna asked if it would make more sense to take out the residential on Norton to 73rd because Onan's and Medtronics are located there and are commercial. Ms . Sherek disagreed, stating this was a new area, less than 10 � years old. '""'� PLANNINQ COMMI88ION MEETINa� JDNE 7, 1989 - PAGB 8 Mr. Barna recommended to designate the strip from 65 to Old Central as either very old commercial or residential, but felt a mix is asking for continued problems. Ms. Sherek stated that the area to the north of the Medtronic parking lot is orphaned area, but not an area where buildings are side by side with industrial. While she did not see this as inappropriate, she didn't think any more residential needs to go there. Rezoning to Rl or R2 the southwest corner on Osborne would be difficult because of the commercial nature of the development in that area, but otherwise commercial is okay. As a proposed senior citizens site, the corner has a transportation problem. The location is not that bad, but transportation is a problem. Ms. Dacy stated that the site may be more appropriate for a"young senior�� project. Ms. Sherek felt the site was level, traffic drops off and the area has easy access. She did think gearing the area to the "younger elderly�� would be appropriate, but with cottages or appropriate apartments and a convenience store. Mr. Betzold stated that a course has been set when the truck ,�"� companies went in. He could not see putting any residential near the commercial in that area. Ms. McPherson stated the plan proposes that they relocate the trucking firm. Ms. Sherek felt that, if this were developed into a mobile home park, it would fill in quickly. Mr. Dahlberg recommended relocating or taking it all out, even from Fireside to 73rd. That whole area could be developed as all mobile home park, but it would mean re-organizing. The current park would not be able to stay in its existing configuration. This would mean the park would have more logic to it. Mr. Barna stated that mobile home park was meant to be temporary. Mr. Dahlberg felt a mobile home park would make an ideal buffer between commercial/industrial development on Hwy. 65 and the residential area on Old Central. Ms. Sherek felt the mobile homes at this site were in better shape than the homes they face. Another need is for some kind of convenience market or shopping area to accommodate higher density housing, which could be located on the Osborne/Central area rather ^ than on Hwy. 65. This area would have traffic from Onan, � Medtronics, residents and mobile home park residents. /"1 � PLANNING COMMI88ION MEETING. JONE 7. 1989 PAGE 9 Ms. Dacy asked if orientation rather configuration. members would prefer to have the residential than create a business park or some other Mr. Kondrick stated he would rather have a business park than mobile home park. Mr. Betzold thought there was room for a mobile home park in the area. Mr. Dahlberg felt that single family residential would not work east of Viking Chevrolet, but a mobile home park could work. It could also act as a buffer between a commercial area and the residential area to the east. Mr. Barna felt the mobile home park satisfies a need and is part of a plan to bring more low income, single family residences into the city and would alleviate industrial development that is there now and that is blighted. Mr. Kondrick felt the area should be planned as though nothing was there, and felt that it should be developed as a commercial/ industrial area. Ms. Sherek stated that persons in the park are not transient, but are long term residents. The park fills a distinct need. She didn't think there is a need to get rid of the park. Mr. Dahlberg stated that a business park would sit empty for a longer time than a mobile home development. Does the City want to do this rapidly or have it develop over a long period of time? Ms. Dacy stated there are time restrictions with tax increment monies. Mr. Dahlberg did not think it would develop in 10 years as a business park. Mr. Kondrick disagreed. There is no plan in this area. He stated he thinks the area could be developed into a nice area. Mr. Dahlberg thought business use or light industrial uses would develop over a longer period of time than residential. Northco Development is a planned business park and Mr. Dahlberg felt it would not be filled in 10 years. Ms. McPherson stated that, with the exception of recent development, it seems that most of the City's industrial � development has been taking place in the University Avenue corridor rather than the Hwy. 65 corridor. The distance between the two is not that great and there is access to Osborne and H�ry. 65. PLANNINa COMMI88ION MEETINa JONE 7, 1989 PAGE 10 � _ - Mr. Barna stated that industrial property attracts other industrial properties. Ms. Sherek stated that, when an industry has two locations to choose from, one in an industrial area and another near residential, they are going to go to the industrial area. Mr. Dahlberg thought there would be problems getting rid of the mobile home park and felt that relocating it might work. Mr. Barna suggested moving Tam's Rice Bowl to Highway 65 where it would be more visible and accessible. Mr. Betzold suggested leaving the group of mobile homes on Old Central, but the group on Hwy 65 should be relocated to free up that area for commercial and/or industrial development. Mr. Dahlberg agreed and felt that the park could be expanded. Mr. Kondrick agreed with exchanging the location of Tam's to Hwy 65 and the group of mobile homes. ,� Mr. Barna asked what the County would do with the crossover at Fireside Drive. Ms. Sherek indicated this would not be a problem because the frontage road in that area could be completed if the mobile homes are relocated. Ms. Dacy asked for comments regarding a business park north of 73rd Avenue after removing the existing junkyards. Ms. Sherek felt there is a need for a small, inexpensive piece of land for a smaller business or a smaller building on a larger parcel to expand. Ms. Dacy asked for comments on zoning in the area of Osborne and Old Central. Mr. Barna felt the area should be zoned R-4 from mobile home park to Osborne, with senior cottages to the north of the mobile home park. Mr. Dahlberg stated there is a need for mobile home housing. Some communities feel that mobile home parks are an eyesore, but this need not be so. He did not think that they are a bad alternative and a good buffer. He recommended the zoning be high density, R- � 3 to R-4. Mr. Barna recommended R-4 because it fills all needs. PLANNING COMMI88ION MEETIN�. JIINE 7. 1989 - PAGE 11 ,� Ms. McPherson asked if the commission would still want to continue the boulevard improvement. Mr. Barna stated, yes, this theme should be continued all the way through. Ms. Dacy asked for recommendations on the strip along Hwy. 65 to zone to C-2 or C-3. Ms. Sherk felt the snowmobile business should start that happening. Mr. Dahlberg asked what would the improvements to the corridor street improvements and boulevard entail. Ms. McPherson felt the roadway would be maintained as is. The right of way exists in order to do boulevard improvements (including bike paths). Ms. Dacy stated there is 28 feet of boulevard on either side of the pavement. Mr. Dahlberg also thought that the lights should not be too bright �"1 adjacent to residential areas. Ms. McPherson stated the intent was that on the bikeway it would be a single globe in the residential section in a staggered pattern. Mr. Dahlberg commended staff for a nice job done on the study. 3. CONSIDERATIOAT OF PROPOSED REVISION TO REDEVELOPMENT DISTRICT AND CREATIOAT OF NEW TAX INCREMENT DISTRICT FOR ONAN AND ADJACENT PROPERTIES Ms. Dacy stated that what is proposed is consistent with our plan and staff recommend approval. MOTION by Mr. Kondrick, seconded by Ms. Sherek, to recommend the City Council accept the resolution, with the modification to include the Spiro Manufacturing site, and for the signature of the chairman. IIPON A VOICL VOTE, ALL VOTING AYE, CHAIRPERBON BETZOLD DECLARED THE MOTION CARRIED IINANIMOIISLY. ,,� 4. CONSIDERATION OF PROPOSED EXPANSION TO WERNER'S FURNITURE 5901 - 3RD STREET N.E. ^ PLANNING COMMI68ION ME�TINa JDNE 7. 1989 - PAGB 12 Ms. Dacy stated this item was presented to the City Council for informal discussion. The Council stated that the S-1 district should be maintained as written. The owners are trying to upgrade the property but Council felt it would not be consistent with the intent of the district. No action is required. The Commission felt that in the future, direction for the S-1 district should come from the City Council. 5. CONSIDERATION OF PROPOSED PARKING AREA EXPANSION FOR FRIDLEY VFW Ms. Dacy stated this was for infornaal discussion with the City. It appears that Amoco is having problems with the MPCA as far as underground contamination. The VFW is considering buying their site and wants to determine whether rezoning to C-2 and using it for a parking lot is acceptable to the City. Ms. Sherek had no objection provided that the landscaping is approved. She did not want anything that would generate more traffic. Mr. Betzold felt it was okay. �"� Mr. Dahlberg asked if anything could be done with the frontage road to provide better access Osborne going west. Ms. Dacy stated staff would investigate that issue. 6. COIVSIDERATION OF BRICKNER REVISED PLAN Ms. Dacy stated this was for informational purposes only. The Commission liked the plan and felt it solves numerous problems. 7. CONSIDERATION OF EXCESS PROPERTY AT 1220 - 52ND AVENUE N.E. Mr. Barna asked when will street straightening would happen. Ms. Dacy stated the City would do the street alignment after the sale of the property. This is a minor project and not a high fl priority. The sketch provided is preliminary. Mr. Barna had no problem with sale but thought the apartment owner should absorb the relocation costs of the road. Mr. Dahlberg stated the driveway is important in an emergency situation. Regarding the proposed roadway alignment, it appears that the portion of the cul de sac will remain. �' Ms. Dacy thought the driveway and curve will be left as is. It would be more expensive to change. /"`� PL�NNINd COMMI88ION MEETINa, JIINE 7. 1989 - PAGE 13 � Mr. Dahlberg thought the edge of the road should be defined. Ms. Sherek recommended that as a condition of sale, parking be prohibited. This can be done through requiring landscaping so the parcel cannot be used for parking. MOTION by Ms. Sherek, seconded by Mr. Barna, to recommend the property be sold to the apartment owners and that landscaping be done in order to prohibit parking, so staff does not have to enforce the parking ban. IIPON A VOICE VOTE� ALL VOTINa AYE, CBAIRPERSON B�TZOLD DECLARED THE MOTION CARRIED IINANIMOIIBLY. 8. RECEIVE THE MINUTES OF THE APPEALS COMMISSION MEETING OF MAY 23. 1989 MOTION by Mr. Barna, seconded by Mr. Kondrick, to received the May 23, 1989 minutes of the Appeals Commission meeting. IIPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON BETZOLD DECLAR�D THE MOTION CARRIED IINANIMOIIBLY. 9. RECEIVE THE MINUTES OF THE HOUSING & REDEVELOPMENT AUTHORITY MEETING OF MAY 11, 1989 MOTION by Mr. Dahlberg, seconded by Mr. Barna, to receive the May 11, 1989, minutes of the Housing & Redevelopment Authority meeting. IIPON A VOICE VOTE, ALL VOTIN(3 AYE, CHAIRPERSON BETZOLD DECLARED THE MOTION CARRIED IINANIMOIIBLY. ADJOURNMENT MOTION by Mr. Kondrick, seconded by Ms. Sherek, to adjourn the meeting. IIPON A VOICE VOTE, ALL VOTINa AYS, CHAIRPERBON BETZOLD DECLARED T8E JUNE 7, 1989� PLANNIN(� COMMISSION MEETING ADJOIIRNED AT 9:30 P.M. Respectfully submitted, � ����� �� Lavonn Cooper �:�� � Recording Secretary