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PLM 04/16/2014 CITY OF FRIDLEY PLANNING COMMISSION April 16, 2014 CALL TO ORDER: Chairperson Kondrick called the Planning Commission Meeting to order at 7:00 p.m. ROLL CALL: MEMBERS PRESENT: Leroy Oquist Dean Saba David Kondrick Brad Sielaff Tim Solberg OTHERS PRESENT: Scott Hickok, Community Development Director Robert Cote, Schmidt Osborne Michal Roith,5801 University Avenue Bob Barnette, 541 Rice Creek Blvd. th Julian Jensen, 5946 4 Street NE APPROVE PLANNING COMMISSION MEETING MINUTES OF MARCH 19, 2014 MOTION by Commissioner Oquist to approve the minutes as presented. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARREID UNANIMOUSLY 1. PUBLIC HEARING Consideration of a Special Use Permit, SP #14-02, by Schmidt Osborne, LLC, to Allow (2) Outdoor Storage Areas in the Rear Yard of the Property, Generally Located at 100 Osborne Road. MOTION by Commissioner Oquist to open the public hearing. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING OPENED AT 7:02 P.M. Scott Hickok, Community Development Director, stated that the petitioner is seeking a special use permit to expand their existing outdoor storage area, which they received a SUP for in 1990. That permit was issued specifically to Maaco Auto Body. The property is zoned M-2, Heavy Industrial. It was originally developed with the construction of a warehouse in 1973. Maaco Auto Body was granted a SUP in 1990 to allow outdoor storage. In 1996, a building fire occurred which required the building to be demolished. In 1997, the new building that exists today was constructed. Mr. Hickok said that City Code allows limited outdoor storage in the industrial districts with a special use permit that is up to 50% of the buildings footprint. The existing buildings square footage is 46,900 square feet, so City code would allow up to 23,450 sq. ft. of outdoor storage on this property. The Planning Commission Meeting of April 16, 2014 2 petitioner would like to continue to have an outdoor storage area behind the building. When the SUP was issued in 1990, a specific size wasn’t designated as that wasn’t a requirement in code at that time. Mr. Hickok stated that since the petitioner would like to allow outdoor storage for other tenants within the building, the previously issued special use permit needs to be amended. There would be two outdoor storage areas; one directly along the south side (rear) of the building and the other along with southern edges of the parking lot behind the building. Both areas combined would be 19,852 sq. ft. in size, which meets the code requirements. Mr. Hickok stated that the petitioner hasn’t indicated what items will be stored in the area, but has stated that all items will be determined based on the tenants needs and will be non-hazardous and will conform to the City’s requirements. Based on the breakdown of uses within the building, 56 parking stalls are required. There are 124 parking stalls on site, not including the hard surface area to be used for outdoor storage. - meeting requirements. Mr. Hickok noted that due to a grade change between Osborne Road and the location of the outdoor storage area, the outdoor storage area will not be visible from Osborne Road. Only customer and employees cars should be visible from the public right-of-way on Osborne Road. The petitioner plans to plant 10 evergreen trees on the south side of the property between the parking lot and the property line. This will provide screening from Commerce Lane and the railroad right-of-way. Mr. Hickok said that City Staff recommends approval of this special use permit, with stipulations as limited outdoor storage is a permitted special use in the M-2, Heavy Industrial zoning district, provided specific code requirements are met, subject to stipulations. Stipulations 1. Outdoor storage area shall be limited to the two areas as shown on Exhibit B of the resolution approving this special use permit request. 2. The types of materials stored within the two outdoor storage areas shall be reviewed and approved by the Fire Marshal to ensure compliance. 3. Screening of the outdoor storage area on the southern edge of the property shall be done through the use of planting ten coniferous trees. Type and spacing shall be reviewed and approved by the City prior to installation. 4. Vehicle washing shall not take place within the parking lot and needs to be done within the building. Commissioner Oquist asked if stipulation number two was an annual inspection. Mr. Hickok replied that a commercial inspection process is implemented by the fire department and that will occur on an annual basis. Mr. Hickok said that he received a letter from Tool Craft who indicated concern with this request if a full size hook and ladder fire truck can egress around the building. In response to this letter the fire marshal took a look at the space and is not concerned about getting a truck in that area. MOTION by Commissioner Sielaff to receive the letter from Tool Craft. Seconded by Commissioner Saba. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY Planning Commission Meeting of April 16, 2014 3 Bob Cote, Petitioner, replied that he had no concerns or problems with the stipulations. MOTION by Commissioner Sielaff to close the public hearing. Seconded by Commissioner Saba. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING CLOSED AT 7:10 P.M. MOTION by Commissioner Saba to approve Special Use Permit, SP #14-02, by Schmidt Osborne, LLC, to Allow (2) Outdoor Storage Areas in the Rear Yard of the Property, Generally Located at 100 Osborne Road. Seconded by Commissioner Sielaff. UPON A VOICEVOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY th Mr. Hickok stated that this will be before City Council on April 28. 2. PUBLIC HEARING Consideration of a Vacation, SAV #14-02, by Trident Development, LLC, to Vacate the East st Half of the University Avenue Service Drive, South of 61 Avenue, to Allow for the Redevelopment of the Properties Commonly Referred to as Gateway NE, now being called Gateway Commons. Chairperson Kondrick announced that the next three items will be consolidated into one staff presentation but there will be three separate votes. MOTION by Commissioner Oquist to open the public hearing. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 7:12 P.M. Scott Hickok, Community Development Director, stated that the petitioner, Roger Fink with Trident Development LLC, is requesting a preliminary plat to allow the redevelopment of the “Gateway Commons” properties located between 5831 and 6071 University Avenue, for the Ceilo Apartment Development. For the purposes of financing the new buildings, there needs to be separately platted parcels for each building. Mr. Hickok stated that to achieve the redevelopment according to the approved Master Plan, the east half of the University Avenue Service Road needs to be vacated as well as a series of easements, including street, utility, drainage and sidewalk that exist on the property today. New drainage and utility easements will be dedicated as part of the plat requested for “Gateway Commons”. Mr. Hickok said that the project will include 3 buildings, with the Phase I building starting on the corner st of University Ave and 61 Ave. The Phase II and Phase III buildings will continue south on the remaining properties. The entire apartment community will have 259 apartment units within the 3 buildings and each building will be 4-stories, with 3-stories of living space above indoor, ground level parking. Mr. Hickok stated that the petitioner has included in this project the extension of ornamental fence that currently exists among other portions of University Avenue. This added feature is important to the City as it continues the theme the City is trying to achieve along the corridor. Planning Commission Meeting of April 16, 2014 4 The fence installation is also important to the petitioner, as it enhances the aesthetics of the development and provides a safety feature for the residents of the new building. They will also be installing a solid vinyl privacy fence along their east property line, with intermittent landscaping to create visual interest and additional privacy to the existing homes to the east. Mr. Hickok stated that the petitioner is seeking the proposed plat to combine 42 small lots into 3 larger lots, for each building proposed to be built as part of this development. The lots that will be legally described as; Lot 1A, Lot 1B, Lot 1C, Lot 2A, Lot 2B, Lot 2C, and Lot 3A and 3B, , Block 1, Gateway Commons. The reason that lots 1, 2 and 3 are split into A, B, and C is because some of the land to be re- platted is Torrens property while other portions of it are Abstract. Anoka County’s Examiner of Titles doesn’t allow the combination of these different types of property. The City will require that all of the lots encumbered in Lots 1, 2 and 3 be combined for tax purposes so that an individual lot can’t be sold separately. Mr. Hickok noted that the road through the development will be a privately owned and maintained. It stth will be accessed from the University Ave Service Dr (south), 61 Ave (north) and by 60 Ave with a round-about. The round-about will be constructed to City standards, but will be privately constructed and maintained. The subject properties are zoned S-2, Redevelopment District and are within the TOD overlay district. The S-2 zoning designation and the TOD overlay were approved to allow flexibility with the redevelopment of the property. Earlier this year, the S-2 and TOD Master Plan were approved that established the guidelines that dictate the type of development to be constructed on site. Mr. Hickok stated that the S-2 zoning or the TOD Overlay district doesn’t have a specific lot area requirement. Increasing the amount of units for this development will accomplish the flexibility the City was hoping to achieve with the TOD Overlay regulations. It is acceptable if all other code requirements, such as lot coverage, parking, landscaping, sidewalk installation, and storm water treatment requirements are satisfied. All of which are being met with this development. Mr. Hickok stated that the east ½ of the University Ave Service Rd (formerly State St) within the project area needs to be vacated. Once vacated, the land will be turned over to the existing property owner, the Fridley HRA. The HRA is in the process of negotiating the purchase of the land currently with the petitioner. There are also a series of easements, (street, utility, drainage and sidewalk) that need to be vacated for the project. The new plat of “Gateway Commons” will dedicate the necessary easements for right-of-way, grading, drainage and utility. Mr. Hickok said that City Staff recommends approval of preliminary plat, PS #14-03, with one condition: The petitioner shall combine all lots encumbered in Lots 1, 2 and 3 prior to issuance of a building permit. All required stipulations attached to the S-2 Master Plan and the TOD Master Plan resolutions approved for this development apply. City Staff recommends approval of Vacation, SAV #14-02, which will vacate the East ½ of the University Avenue Service Drive, formerly State Street. City staff recommends approval of Vacation, SAV #14-03, which will vacate the series of easements listed in your packet. Chairperson Kondrick asked if the developer considered any commercial activities on site like a barbershop on the lower level of the building Mr. Hickok replied that early on commercial was looked at but studies reviewed that there wasn’t a certain demand in this area for those types of services. The petitioner plans to add amenities such as a movie theater for residents in the building, a gym to work out, and outdoor patio and dining areas. This will be built to make it attractive and competitive. This is high grade rental that has a minimum standard income. One of the things we learned is that there is a lot of affordable housing in Fridley but we are Planning Commission Meeting of April 16, 2014 5 missing the people who want this lifestyle and flexibility. This development accomplishes that to meet another “nitch” of housing that we don’t have in the community. Chairperson Kondrick asked what the rent range would be. Mr. Hickok was not sure of the rent range but that there was a minimum qualifying household income of $45,000. Commissioner Sielaff asked what the time frame was to develop lots 1, 2, and 3. Mr. Hickok replied that the first building will start in June. The roadway will come out and the ornamental fence and dividing fence between properties for lots 1, 2, and 3 will all go in at the same time. The first building will take a year to build and a year to occupy. Once the first building is occupied financing will be available to start the next building. So figure a two year timeframe for each building. Commissioner Sielaff asked if the financing is set up for the first building only. Mr. Hickok answered yes; the bank will finance as they build. This is typical with this type of arrangement to build and occupy before they start another building. Commissioner Oquist asked if the sidewalk would be installed with the first phase. Mr. Hickok replied yes. Michal Roith, 5801 University Avenue, was concerned with the cul-de-sac and coming around the service drive and if access would flow into his complex of buildings. Mr. Hickok replied that it is anticipated people will find their way to the private road system. It will be less of a public invitation than it is now. The public roadway will terminate and be replaced with the cul- de-sac. The road into the development will be labeled “private drive”. Mr. Roith said that it is more of a “round about” than a cul-de-sac. People can go through the st roundabout to get to 61. Mr. Hickok explained that the private drive takes off to the north. It is a cul-de-sac and for practical purposes the private road ends there. Mr. Roith said that even if it is private property people can still access the area. People are used to going st there to get to 61. He didn’t think it was a good traffic pattern. Another concern was that the plat that came to him shows the roadway extending into the bottom lot. Mr. Hickok replied that area he is talking about is a utility and drainage easement which is part of the vacation exhibit; it won’t be connected to that alley. The easement will be taken out and replaced with something that serves the development better. Mr. Roith asked if there will be access to the back. Mr. Hickok said there is no intention to do that. Part of the benefit of a TOD is to encourage alternate modes of transportation. This provides opportunity to own a car but also encourages people to take the bus, train, or bike. Planning Commission Meeting of April 16, 2014 6 Mr. Roith said that he has lived in the area for 12 years and has taken it upon himself to pick up garbage people carry along the road. The bus stop has no trash bin for people to put their trash. If the bus stop was more inviting maybe more people will use it; he asked if there was any way to force metro transit to put a garbage can at the bus stop. Mr. Hickok recognized Mr. Roith for picking up the trash in that area. The developer wants to maintain the boulevard and right of way to keep it clean. Garbage cans is an ongoing debate with Met Council. They have started to pay more attention to our discussion but are not to the point of putting in garbage canisters yet. Garbage cans must be explosion proof and there are all sorts of expenses that are involved which could make taking the bus less affordable to ride. Maybe the city could provide the cans if they would empty them. MOTION by Commissioner Saba to close the public hearing. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING CLOSED AT 7:44 P.M. Commissioner Oquist noted that one drawing shows a roadway going from this property over to Gateway East. He asked if that was a private road that it is connecting to. Mr. Hickok replied that there will be a sign saying it is a private road. Commissioner Oquist asked why the roads would be connected if they are private roads. Mr. Hickok replied that good planning will connect roadways so no one feels isolated. The point is well taken about traffic but compared to 11 commercial entities that were in there, studies have shown that the daily average trips will be large, but it will be spaced out. The roadway that will connect to the development won’t happen until phase one and two are completed. The fence will be done in the front and back and the sidewalk but the roads won’t be connected until the end of the project. By the time it connects in the south end, it will be six years and people will be using a different way to get around. Chairperson Kondrick asked if a resident manager will be housed in the buildings. Mr. Hickok replied yes, each building will have a complex manager. Commissioner Solberg asked if it was common for developers to install speed bumps to calm traffic. Mr. Hickok replied that speed bumps were discussed but they don’t work well for snow plows and aren’t necessarily effective. The developer responded to neighborhood concerns by not making the road straight and putting in a turnabout. th Chairperson Kondrick said that this item will go before the City Council on April 28. MOTION by Commissioner Oquist to approve Vacation, SAV #14-02, by Trident Development, LLC, to st Vacate the East Half of the University Avenue Service Drive, South of 61 Avenue, to Allow for the Redevelopment of the Properties Commonly Referred to as Gateway NE, now being called Gateway Commons. Seconded by Commissioner Saba. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY Planning Commission Meeting of April 16, 2014 7 3. PUBLIC HEARING Consideration of a Vacation, SAV #14-03, by Trident Development, LLC, to Vacate a Series of Easements (including street, utility, drainage, and sidewalk), to Allow the Redevelopment for the Gateway Commons Project Generally Located on the East Side of University Avenue, South st of 61 Avenue. New Easements will be dedicated on a New Plat that is also being requested by the Same Developer. MOTION by Commissioner Oquist to open the public hearing. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 7:12 P.M. MOTION by Commissioner Saba to close the public hearing. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING CLOSED AT 7:44 P.M. MOTION by Commissioner Solberg to approve Vacation, SAV #14-03, by Trident Development, LLC, to Vacate a Series of Easements (including street, utility, drainage, and sidewalk), to Allow the Redevelopment for the Gateway Commons Project Generally Located on the East Side of University st Avenue, South of 61 Avenue. New Easements will be dedicated on a New Plat that is also being requested by the Same Developer. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY 4. PUBLIC HEARING Consideration of a Preliminary Plat, PS #14-03, by Trident Development, LLC, to Allow for the Redevelopment of the Properties Generally Located on the East Side of University Avenue, st South of 61 Avenue. The Proposed Redevelopment will allow the Construction of Three Multi-Family/Senior Apartment Buildings, to be Called Gateway Commons. MOTION by Commissioner Oquist to open the public hearing. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING OPENED AT 7:12 P.M. MOTION by Commissioner Saba to close the public hearing. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING CLOSED AT 7:44 P.M. MOTION by Commissioner Oquist to approve the Preliminary Plat, PS #14-03, by Trident Development, LLC, to Allow for the Redevelopment of the Properties Generally Located on the East Side st of University Avenue, South of 61 Avenue. The Proposed Redevelopment will allow the Construction of Three Multi-Family/Senior Apartment Buildings, to be Called Gateway Commons. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY Planning Commission Meeting of April 16, 2014 8 5. Receive the Minutes of the March 3, 2014 Parks and Recreation Commission Meeting MOTION by Commissioner Sielaff to receive the minutes. Seconded by Commissioner Solberg. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY 6. Receive the Minutes of the February 6, 2014 Housing and Redevelopment Authority Commissioner Meeting MOTION by Commissioner Oquist to receive the minutes. Seconded by Commissioner Solberg. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY OTHER BUSINESS Scott Hickok, Community Development Director, said that Lauren Schreiber from the Met Council has been a good advocate for the issue about the garbage cans at the bus stops for the city. She remains optimistic that something will happen in the future. Mr. Hickok said that the master plan for BAE redevelopment project is moving along on schedule and staff is excited about the prospects looking at the site. The building plan is complete and they are looking st to start construction around June 1 and the first building tenant wants to occupy in October. Commissioner Oquist asked in the Gateway Commons development if the developer will maintain the other lots until they are developed. Mr. Hickok repliedyes, the developer realizes the importance of maintaining the grass. The ability to rent out the building relies on what the site looks like. Chairperson Kondrick asked if any comments were received from neighbors in the back of the development. Mr. Hickok replied that the neighborhood meetings were helpful and neighbors are anxious and asking when construction will get started. ADJOURN MOTION by Commissioner Oquist to adjourn. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE MEETING ADJOURNED AT 8:02 P.M. Respectfully Submitted, Krista Peterson, Recording Secretary