Loading...
01/03/2001 - 00024533� � CITY OF FRIDLEY PLANNING COMMISSION MEETING. JANUARY 3, 2001 CALL TO ORDER Vice-Chairperson Kondrick called the January 3, 2001, Planning Commission meeting to order at730pm ROLL CALL Mem6ers Present Members Absent Others Present Dave Kondrick, �ean Saba, Larry Kuechle, Leroy Oquist, Barb Johns Diane 5avage, Connie Modig Paul Bolin, Planner Scott Hickok, Planning Coordinator Ron Stelter, Friendly Chevrolet Representative Joel LeVahn, Attorney for Friendly Chevrolet APPROVE THE DECEMBER 20. 20�0. PLANNING COMMISSION MEETING MINUTES MOTION by Mr Oquist, seconded by Mr Saba, to approve the December 20, 2000, Planning Commission meeting minutes as presented UPON A VOICE VOTE, ALL VOTING AYE, VICE-CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. PUBLIC HEARING Consideration of a Speaal Use Permd, SP #00-11, by Fnendly Chevrolet, Inc , for storage of new vehicles and employee parking, generally located at 1160 Fireside Drive MOTION by Mr Kuechle, seconded by Mr Saba, to open the public hearing UPON A VOICE VOTE, ALL VOTING AYE, VICE-CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING WAS OPENED AT 7 32 P.M. Mr Bolin stated that Friendly Chevrolet is requesting a speaal use permit to allow an automobile sales agency on the property located at 1160 Fireside Drive Friendly Chevrolet would then use the property as storage for new vehicles and also for some employee parking The property is currently vacant and was formerly Tam's Rice Bowl Section 205 of the City Code requires a special use permit for agencies selling automobiles in a G3 zoning district The property is located �ust south of the property zoned C-3 currently owned by Friendly Chevrolet To the east and the west of this site are mobile home parks zoned R-4 To the south are M-1 industrial areas Six mobile homes have been added to the mobile home park property to the west, and three mobile homes have been added to the east side of the park Mr Bolin stated that the petit�oners are proposing 146 parking stalls The storm water management ponds would be on the south edge of the property There are two accesses off Fireside Drive All the parking stalls should meet the size requirement by code The petitioners � have met the code required number and speaes of trees PLANNING COMMISSION MEETING, JANUARY 3, 2001 PAGE 2 Mr Boli� stated the City Code regarding a special use permit states "The purpose of the special use permit is to provide the City of Fridley with a reasonable degree of discretion in • determining the suitability of certain designated uses upon the general welfare, publ�c health, and safety In making this determination, the City may consider the nature of the land upon which the use is to 6e located, the nature of the ad�oining land or buildings, the effect upon traffic into and from the premises or any ad�oining roads, and also such other factors that the City shall reasonably deem a reqwsite of consideration in determining the effect of such use " This means that the City needs to look at the impact of the surrounding properties and see if there is a way for this use to coexist with the surrounding properties Friendly Chevrolet has a special use permit for their auto sales opertation on the north side of Fireside Drive Special use permits are parcel speafic, rather than owner specific A new speaal use permit is required for this parcel on the south side of Frieside Drive as well This s�te's primary use is intended to 6e used for vehicle storage Due to the fact that the special use permits are parcel specrfic, should Friendly Chevrolet ever sell the parcel, a bwlding could be constructed and a full-blown auto sales lot could operate on the property Mr Bolin stated that the comprehensive plan gives guidance on the mobile home park The plan which has been submitted to Metropolitan Council for approval states "The mobile home park provides a source for affordable housing and should be maintained or enhanced where possible " It also states "Meeting the challenges that lie ahead will require the cooperation of all segments of the community Neighborhoods, business people, and the local government will need to focus on the good of the entire community rather than the parochial interest of any one geographical area or segment of the population " Mr Bolin stated the vehicle storage on this site is not in the 6est interest of the City that is lookmg at preserving and enhancing its affordable housing This use is not compatible with � residential properties This proposed use creates a dilemma between compatibility and aesthetics with security with the bright lighting and the fencing needed The proposed use is not compatible with the residential properties located to the east and the west It presents a security r�sk for vehicles because any screernng efforts done to mitigate the �mpacts of this use on those residential properties runs contrary to cnme prevention recommendations of our pohce department Staff recommends denial of special use permit, SP #00-11, due to the incompatibility of the use with the ad�acent residential properties and the inability to adequately screen the use due to crime and safety concerns Mr Kondrick asked who owns the property now Mr Bolin stated Fnendly Chevrolet does Mr Kuechle asked if there is any plan in the comprehensive plan to change the zoning of that parcel Mr Bolin stated that it does not get site speafic This entire area was designated as an area for possible redevelopment in the future Mr Hickok stated that does not mean that any one of these particular uses are destined to go away, but to be evaluated to determine what is the best and highest use The statement that talks about preserving affordable housing is important They do need to maintain diversity of housing stock and integrity of the developments The land use plan was not s�te specific, but this is in a potential redevelopment area They need to pull whatever happens on this parcel � PLANNING COMMISSION MEETING, JANUARY 3, 2001 PAGE 3 � closer to the principles set out in the text of the comprehensive plan They need to make things compati6le Mr Kuechle asked what kinds of things could be �n the C-3, General Shopping district Mr Hickok stated there is a list of permitted uses in the C-3 district These uses range from those things permdted in C-1 and G2 to other permdted uses hke small shopping centers, convenience, retail, service-retail, and ofFice From a compatibility standpoint, there would be commeraal uses that may help create or enhance the surrounding area and create synergy for the residential and commeraal folks to coexist buildings that would provide convenience or service Possibly a new twist in residential and commeraal having some of each would be compatible Mr Kondnck asked whether or not the property should be part of the mobile home parks, providing it is not cost prohibit�ve Mr Hickok stated they have not done an analysis on the outcome of the land value and ultimate use It could be R-4 residential Mr Kondnck stated that would be a log�cal use there Ron Stelter, representative of Friendly Chevrolet, stated he disagrees with staff's position regarding security This site would be for employee parking and new vehicles The new vehicles would be fifteen white cargo vans Phil Johnson, the owner of the mo6ile home park, � found the property to be too expensive for an addition to the park Mr Kondrick asked Mr Stelter if he had any problems with the stipulations Mr Stelter stated he agrees with alI except the one regarding the bollard type lighting They feel the lighting plan they submitted to the City meets the lighting reqwrements The security plan received from the City is pretty vaguely written They would like until January 22 to remove all the vehicles currently on the lot If Council does not approve it, they will submit building plans for some other type of business Mr Saba asked Mr Stelter if his concern is that the vehicles parked there now could stay there until January 22 Mr Stelter stated that employees do park there and they would like to use that space until January 22 Mr Kuechle asked about stipulation #13 regarding asphalt being removed by January 15 Mr Stelter stated that is an unreasonable request They acted qwckly in tearing the existing bwlding down because kids were sleeping in there and it is hard to remove that in winter Mr Kuechle stated that he could understand that, because with the frost, it is probably not the best way to do it Mr Kondrick asked Mr Stelter about his question about stipulation #12 regarding the secunty � plan PLANNING COMMISSION MEETING, JANUARY 3. 2001 PAG Mr Stelter stated he does not ob�ect to that, he �ust does not understand it Mr Kondnck stated that could be ironed out between him and the Cdy Is the lighting that is � there now adequate? Mr Stelter stated they submitted a plan to the City with the lighting they would like They can work with the City on this Joel LeVahn, attorney for Friendly Chevrolet, stated that Roger Moody and Mr Stelter started this business in September of 1991 with 41 employees Today they have 173 employees The median income per employee is $42,000 These are not minimum wage �obs Their annual sales have grown from $34,000,000 in 1991 to $130,000,000 Their total inventory was about $4,000,000 in 1991, and that has grown to $17,000,000 The real estate taxes payable for the property in 1991 was $52,000 Today they are $123,000 They have put in $4,100,000 in capital improvements since 1991 Mr LeVahn stated they are very successful businessmen and good people of which the community can be proud When the City has come and asked for help on different pro�ects small and large, Friendly Chevrolet has been there Since 1991 they have raised over $150,000 for Ronald McDonald houses They have given about $60,000 for high school and college scholarships They have raised about $40,000 for the Salvation Army and raised over $20,0�0 to Make a Wish Foundation They have raised $10,000 for Special Olympics They have sponsored community Little League programs in the City of Fridley They simply do not have enough space There are not many parcels availa6le so now Friendly has this problem Tam's property is an unusual piece zoned C-3 This is not affordable housing property They are not talking about taking down any part of the mobile home park There are these two residential � islands that surround the properties It is unfortunate they are there The commercial property was there before either residential properties were developed Mr LeVahn stated that Fnendly Chevrolet looked at this property as an eyesore and most of the people in this community they have talked are in favor of this pro�ect The mobile home people favor the pro�ect They have removed an eyesore C-3 zoning is the most expansive commercial use that is available in the City so convenience stores, grocery stores, hardware stores, sporting goods, theaters, commercial recreation, pool halls, 6owling alleys, mortuaries, day care centers, liquor stores, sexually oriented businesses, pawn shop, etc, could go in there They are talkmg about putting in a parking lot This property was on the market for more than 90 days before they signed the purchase agreement City staff has argued that the parking lot is not a compatible use because of the two residential neighborhoods It is more compatible than any of the other uses allowed by Code This lot will be properly fenced and landscaped Staff is concerned with the comprehe�sive plan, and Friendly Chevrolet is trying to accommodate Staffs concerns The parking size was corrected, the lighting plan was revised, and the fencing concerns were addressed Mr Kondrick stated the neighbors may be offended by too much lighting, but the police say that they need to see in there for security Is the type of lighting able to handle both situations� Mr LeVahn stated the lighting suggested by staff will create problems The lighting they prefer is not a bright hght and comphes with the code Mr Oqwst stated that the bollard type lighting may not be right for security reasons � PLANNING COMMISSION MEETING. JANUARY 3. 2001 PAGE 5 � Mr LeVahn stated that most of the stipulations do not pose any problems Stipulation #8 regarding the bollard lighting is an issue, and stipulation #12 is too vague Stipulations #13 and #14 are too restrictive They want to remove the asphalt as qwckly as they can Mr Kuechle asked what would be reasonable dates for stipulations #13 and #14 Mr LeVahn stated that the contractor can get in there about May 15 and be done in about 90 days to complete the pro�ect Ms Johns asked if there has been any problems with kids getting into any vehicles Mr Stelter stated there have been no problems Mr Oquist asked if they are currently storing cars there Ms Johns stated that she drove by and saw some vehicles in the 6ack of the lot Mr Stelter stated that there could have been some that they had to store while they were plowing the main lot Ms Johns asked if he thought there would be a problem with children �umping the fence to play in the storm drainage pond Mr Stelter stated that the fence is eight feet high so it should not be a problem � Mr Oquist asked if they would like to be allowed to have employee parking on the lot until May15� Mr Stelter stated, yes Ms Johns asked where they would park during construction Mr Stelter stated that is a good question They do not know that yet Mr Kondrick asked for more information about the bollard type lighting Mr Hickok stated that the ob�ectionable piece is the fact that there are vehicles that are prime targets for vandalism and crime if they do not have adequate lighting for police to see what is going on This is unusual lighting, but this is an unusual site between two ad�acent residential settings Bollard lighting is about chest height and gives off a lighting 360 degrees around it The lower the height of the fixture, the more lighting you need Mr Oqwst asked how far the east and west lighting standards should be from the property line Mr Hickok stated there is fifteen feet of land area between the edge of the curb and the ad�acent property line Mr Kondrick asked about the ideas of the security plan itself � Mr Hickok stated there needs to be more information about the security for this site because it is across from the�r site They do not know if there will be on-duty security driving through this PLANNING COMMISSION MEETING, JANUARY 3, 2D01 PAGE 6 site Are there gates making it more difficult to steal vehicles from this site� When are those gates going to be locked? Are there any security cameras or other features planned? Staff � wants to make sure this site is safe so they need an ample description of the petitioner's secunty approach Mr Kondrick asked if any neighbors ob�ected to this Mr Bolin stated that no neighbors had contacted the City MOTION by Mr Saba, seconded by Mr Kuechle, to close the public hearing UPON A VOICE VOTE, ALL VO71NG AYE, CHAIRPERSON SAVAGE DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING WAS CLOSED AT 8:25 P.M. Mr Kondrick stated he appreciates staff's point of view on the housing, but it is zoned the way it is zoned Mr Saba stated that the property probably is not right for affordable housing Friendly Chevrolet has been a good atizen, and he really does not have a problem with this The stipulations should be resolved and stipulations #13 and #14 could be deleted Ms Johns stated she believed the lightmg is an issue with the neighbors Mr Oqwst stated that the mobile parks are really the islands surrounded by industrial and commeraal areas He appreaates the issue with the lighting, but the bollard lighting is not the answer for an area like this The security plan could be more detailed, but this looks like a fair � use of this property Mr Kuechle stated that the speaal use permit goes with the property He does not have a lot of concern while Friendly Chevrolet owns it It is zoned C-3 and this will probably have less impact than other uses The lighting options should be considered and stipulations #13 and #14 should have the date changed to July 1 to make it reasonable He would vote in favor of this modifying the stipulations MOTION by Mr Kuechle, seconded by Mr Saba, to recommend approval of SP #00-11 with the following amended stipulations 1 The fencing around the site shall resemble the board-on-board fence submitted with the petitioner's application 2 The petifioner shall be responsible for 6tter control on the premises, and litter control is to occur on a daily basis 3 The parking lot must be lined with a concrete curb 4 All parking stalls must meet code requirements for size 5 No employee parking shall be allowed along Fireside Drive or the serv�ce road 6 Final drainage, landscaping, and irrigation plans shall be submitted with building permit application and shall be approved by staff prior to issuance of any future permits 7 The petitioner shall execute a storm pond maintenance agreement, requiring petitioner to maintain the storm pond 8 AII hghting shall be of a type to minimize impact to neighbonng properties 9 The petitioner shall comply with all outdoor sales and storage provisions of Chapter 205 of . the City Code PLANNING COMMISSION MEETING, JANUARY 3, 2001 PAGE 7 � 10 The petitioner shall comply with all outdoor storage requirements 11 The petitioner shall install underground irrigation for the landscape areas surrounding the parking area 12 The petitioner shall prepare and submit to the City a securiry plan to assure additional oversight of the storage lot and to deter crime to property 13 All existing asphalt shall be removed by July 1, 2001 14 No parking shall occur on the sub�ect parcel after July 1, 2001, until all reqwred improvements have been completed UPON A VOICE VOTE, ALL VOTING AYE, VICE-CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. Mr Kondrick stated that this would go to City Councd on January 22, 2001 Mr Oquist asked if someone could try to put a used car lot on this property with the special use permit Mr Hickok stated that the closest in wording in the C-3 district to this parking is the agency selling and displaying vehicles for sale Th�s is ancillary to that use across the street That is what they are applying for Mr Oquist asked if this could be used for anything else Mr Hickok stated that they will not likely know about the new use and the changes planned until � a new owner makes that request At any point, the City can review a speaal use permit and call the business back in for a review Staff would bring this item back for review with any significant changes ADJOURNMENT MOTION by Mr Oqwst, seconded by Mr Saba, to ad�ourn the meeting UPON A VOICE VOTE, ALL VOTWG AYE, VICE-CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED AND THE JANUARY 3, 2001, PLANNWG COMMISSION WAS A�JOURNED AT 8:35 P.M. Respectfully submitted, ,�f���-�, �� c� Sign L John o�V�, Recording Secretary � C� • • � � i