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ALEXANDRIA PLANNING COMMISSION MINUTES

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ALEXANDRIA PLANNING COMMISSION MINUTES Powered By Docstoc
					                             ALEXANDRIA PLANNING COMMISSION MINUTES
                                        Monday, July 19, 2004

A regular Planning Commission meeting was called to order at 7:00 p.m. by Chairperson Ken Ryan.

The following members were present: Lesner, Anderson, Frank, Ryan, Senesac, Johnson
The following members were absent: Osterberg
The following advisory members were present: Weber, Schoonhoven

Under the procedures established by the Commission on October 1, 1973, the minutes of the June 21, 2004 meeting
were approved.

1. Public Hearing – Platting and Conditional Use Applications – John Patock, Clearwater Suites, Inc.

   The applicant is requesting to plat vacant property and allow the expansion of Conditional Use Permit C-00-018
   for expansion of the assisted living facility. The property is located at 1902 7th Ave. E and 1905 8th Ave. E and is
   legally described as NW 1.72 ac of SE4NE4 lying S of 7th Ave. (tract is 268’ W of CL of Rosewood Lane) and
   Outlot A, “Rosewood Townhomes CIC Plat #148”, Alexandria City (Ward 3).

   City Planner Mike Weber reviewed the request with the Commission citing his recommendation and stating these
   applications request a conditional use permit to allow expansion of the existing 24-unit assisted living facility (C-
   00-018) in an R-3, Medium Density Residential zone, and to subdivide previously unplatted land and re-subdivide
   previously platted land.

   John Patock, Clearwater Suites, Inc., addressed the Commission stating they opened their current facility in
   September 2001 and feels it is needed in this area. Mr. Patock added they decided to add 25 persons to the
   facility to accommodate more residents.

   Mr. Weber explained the land being added was previously platted as Outlot A of “Rosewood Townhomes” and in
   order to expand the building the two properties need to be platted. Commission Member Frank asked if they
   would have a problem meeting the parking requirements. Mr. Patock indicated they would not and has proposed
   24 stalls. Chairperson Ryan wondered how the current parking arrangement is working. Mr. Patock explained it
   works fine; currently none of the residents drive so the parking is for staff and visitors. Mr. Weber noted the
   current parking standards were adopted by the Commission from the nursing home requirements.

   Chairperson Ryan opened the hearing for public comment.

   Hearing no comments from the public Chairperson Ryan closed the public hearing.

   A motion was made by Frank and seconded by Johnson to approve the Conditional Use application (C-04-009) of
   John Patock, Clearwater Suites Inc. to allow expansion of the existing 24-unit assisted living facility (C-00-018)
   in an R-3, Medium Density Residential zone to a maximum of 49 persons based on the following Findings of
   Fact:

   1. The request is consistent with the City’s Comprehensive Plan, residential.
   2. The request does meet land area, setback, shoreland, floodplain, and wetland requirements; land area required
      = 49,000 sq. ft., land area provided = 120,100 sq. ft., setbacks = 30’ front and rear, 10’/20’ side, and all others
      are not applicable.
   3. The request will not depreciate the surrounding area.
   4. The request is consistent with the character of the surrounding area, mix of low and medium-density
      residential.
   5. There are existing or proposed utilities adequate to handle the request, no new utilities are required.
   6. There are existing or proposed streets adequate to handle the request, Seventh Avenue is existing.
   7. The request will not place undue financial burden on the City.
   AND with the following Conditions:
   1. Compliance with all building and fire codes.
   2. One paved, off-street parking stall per four residents plus one paved, off-street parking stall per staff member
      (highest shift).
   3. Any exterior lighting to be hooded and directed away from public street.
   4. Final drainage to be approved by the City Engineer.

   The motion carried by the following vote:

                  YES:          Lesner, Anderson, Frank, Senesac, Johnson
                   NO:          None
               ABSENT:          Osterberg

   A motion was made by Frank and seconded by Johnson to approve the Preliminary Plat application (SA-04-004)
   “Clearwater Suites” of John Patock, Clearwater Suites Inc. to subdivide previously unplatted land and re-
   subdivide previously platted land with the following conditions:

   1. The park dedication fee to be waived.

   The motion carried by the following vote:

                  YES:          Lesner, Anderson, Frank, Senesac, Johnson
                   NO:          None
               ABSENT:          Osterberg

2. Public Hearing – Conditional Use Application – Roger Holtberg, HDC Development Co., LLC

   The applicant is requesting to allow construction of an 80-unit independent senior housing project. The property
   is located at 105 McKay Ave. N (south of Darling Ave. E) and is legally described as N2SE4SE4 lying S of
   Darling Ave East ex NW 1.5 ac; N 2 ac of W 1000’ of S2SE4SE4, Alexandria City (Ward II-1).

   Mr. Weber reviewed the request with the Commission citing his recommendation and stating the applicant seeks a
   conditional use permit to allow construction of an 80-unit independent senior housing project in a R-3, Medium
   Density Residential zone. Mr. Weber added the project is planned to be constructed in two phases, phase one
   would include 37 units plus garages, site drainage, and access.

   Roger Holtberg, HDC Development Co., LLC, addressed the Commission stating they feel there is a need for this
   type of housing in Alexandria. Mr. Holtberg explained the project will be done in two phases with the first phase
   consisting of 37 units on which construction will start this year and the second phase will finish the project with a
   total of 80 units. Mr. Holtberg added this is independent senior housing, 55 and older, only.

   City Engineer Tim Schoonhoven indicated there are three projects happening in this area, the senior housing
   project, the “Arabella Ranch” project and the Darling Avenue East street improvement project. Mr. Schoonhoven
   explained he is working with the architects for both housing projects to coordinate the drainage, utilities and
   accesses to both properties. Commission Member Johnson wondered if they would own and maintain this
   property after the project is completed. Mr. Holtberg explained they do the development and construction of the
   project then a management group takes over the management. Mr. Holtberg added the units will be from 750
   square feet to 1100 square feet. Commission Member Frank noted the proposal is six parking stalls short from
   meeting the parking requirement for 80 units, and asked how will this be corrected. Mr. Holtberg indicated they
   would address it when they get to phase two because they may not even have all 80 units. Commission Member
   Frank stated it needs to meet the requirements before it can be approved. Mr. Weber suggested the Commission
   could approve the application for 74 units instead of 80 units, which would then make the proposed parking
   adequate.

   Chairperson Ryan opened the hearing for public comment.

   Hearing no comments from the public Chairperson Ryan closed the public hearing.

   A motion was made by Johnson and seconded by Senesac to approve the Conditional Use application (C-04-008)
   of Roger Holtberg, HDC Development Co., LLC to allow construction of a 74-unit independent senior housing
   project based on the following Findings of Fact:

   1. The request is consistent with the City’s Comprehensive Plan, residential.
   2. The request does meet land area, setback, shoreland, floodplain, and wetland requirements; land area required
      = 80,000 sq. ft., land area provided = 452,153 sq. ft., setbacks = 30’ front and rear, 10’ side, and all others are
      not applicable.
   3. The request will not depreciate the surrounding area.
   4. The request is consistent with the character of the surrounding area, mix of high-density and low-density
      residential.
   5. There are existing or proposed utilities adequate to handle the request, there is an existing 8” water line and
      sanitary sewer will be installed in 2004.
   6. There are existing or proposed streets adequate to handle the request, street to be improved in 2004.
   7. The request will not place undue financial burden on the City.
   AND with the following Conditions:
   1. Provide 1.5 paved, off-street parking stalls per unit.
   2. Utility connection as per ALP and ALASD requirements.
   3. Final alignment for the street/traffic to be approved by the City Engineer.
   4. Any exterior lighting to be hooded and directed away from the public street.
   5. Final drainage plan to be approved by the City Engineer.

   The motion carried by the following vote:

                  YES:          Lesner, Anderson, Frank, Senesac, Johnson
                   NO:          None
               ABSENT:          Osterberg

3. Public Hearing – Platting and Conditional Use Applications – Roger Holtberg, HDC Development Co, LLC

   The applicant is requesting to subdivide vacant property and authorize construction of a 38-unit, detached garden
   home (townhome) project. The property is located south of Agnes Ave. and north of Darling Ave. E and is
   legally described as E 661.04’ of S2NE4SE4, Unplatted Alexandria City; W 327.89’ of E 988.93’ of S2NE4SE4;
   and E 984.5’ of SE4SE4 lying N of Darling Ave. E, Alexandria City (Ward II-1).

   Mr. Weber reviewed the request with the Commission citing his recommendation and stating the applicant seeks
   to subdivide vacant property and to authorize construction of a 38-unit, detached garden home (townhome)
   project in a R-3, “Medium Density Residential” zoning district.
Roger Holtberg, HDC Development Co., LLC, addressed the Commission stating their main objective is to
maintain the natural environment of the site by only putting 38 units on the 20-acre property and disturbing as
little of the wetland as possible. Mr. Holtberg added it would be a high-end housing development.

Commission Member Johnson stated the project would make a lot more sense if access were off of McKay
Avenue instead of Darling Avenue East and asked if Mrs. Glade’s property could be included. Mr. Holtberg
explained their focus is to marry the two projects together (north and south of Darling Avenue East). Mr.
Holtberg added most developers try to maximize the site with as many units as possible but this is not what they
want to do. Commission Member Johnson indicated he is concerned about the added traffic on an already busy
street. Mr. Holtberg explained the senior housing project would not add much traffic during rush hour but traffic
is always an issue wherever you go. Mr. Schoonhoven stated McKay Avenue is a county road and is scheduled to
be restriped this summer to a three-lane configuration, which may help alleviate much of the congestion.
Chairperson Ryan indicated those that buy the properties would have to take the traffic situation into
consideration when they buy the property. Commission Member Johnson wondered what the price of the units
would be. Mr. Holtberg indicated from $200,000 and up. Commission Member Frank wondered if the 36’ wide
road surface is adequate for on street parking in the development. Mr. Holtberg indicated each unit would have a
double car garage and two stalls in the driveway. Mr. Schoonhoven explained 36’ is the standard width used for
most of the developments in the City and feels this width would work well for this development. Chairperson
Ryan wondered what the purpose is for the additional utility easement. Mr. Schoonhoven stated it is for private
utilities to be placed instead of in the right-of-way, which gets very full. Chairperson Ryan asked who would
manage the retention pond. Mr. Holtberg indicated the owners association would be responsible for maintaining
the pond. Mr. Weber added this would be put in the developer’s agreement. Commission Member Frank
wondered if a park was included in the development. Mr. Holtberg explained they wanted to keep it as natural as
possible but may put walking paths in. Mr. Weber added because there is a public park to the east and playground
equipment at the school the park superintendent felt the cash contribution would be more appropriate than the
land dedication.

Chairperson Ryan opened the hearing for public comment.

Helen Glade, 219 McKay Ave. N, addressed the Commission stating she owns the property to the west of the
proposed development and has had water problems in the past and is wondering what will happen with all the
blacktop being added. Mr. Schoonhoven explained the site would be required to maintain its own retention pond
with drainage being directed to the storm sewer system and then to the retention pond, and the project would not
be approved without this. Ms. Glade wondered if this would be a housing development and not mobile homes.
Mr. Holtberg stated he can guarantee there will not be mobile homes in the development.

Hearing no further comments from the public Chairperson Ryan closed the public hearing.

Commission Member Frank wondered if the road would be maintained by the association. Mr. Holtberg stated it
would be a public road. Commission Member Frank wondered if on-street parking would be allowed. Mr.
Schoonhoven indicated it would not be restricted.

A motion was made by Senesac and seconded by Lesner to approve the Conditional Use application (C-04-010)
of Roger Holtberg, HDC Development Co., LLC to allow construction of a 38-unit detached townhome project
based on the following Findings of Fact:

1. The request is consistent with the City’s Comprehensive Plan, residential.
2. The request does meet land area, setback, shoreland, floodplain, and wetland requirements; land area required
   = 152,000 sq. ft., land area provided = 783,760 sq. ft., setbacks = 30’ front and rear, 10’/20’ side.
3. The request will not depreciate the surrounding area.
4. The request is consistent with the character of the surrounding area, residential to the east and west.
   5. There are existing or proposed utilities adequate to handle the request, utilities proposed to be extended from
      Darling Ave. E.
   6. There are existing or proposed streets adequate to handle the request, Darling Ave. E to be improved in 2004
      and the proposal calls for a public road for internal access.
   7. The request will not place undue financial burden on the City.
   AND with the following Conditions:
   1. Compliance with Building Code, MPCA, and Wetland Conservation Act requirements.
   2. Provide two paved, off-street parking stalls per unit.
   3. Utility connections as per ALP and ALASD.
   4. Any exterior lighting to be hooded and directed away from the public street.
   5. Final drainage plan to be approved by the City Engineer.

   The motion carried by the following vote:

                  YES:          Lesner, Anderson, Frank, Senesac, Johnson
                   NO:          None
               ABSENT:          Osterberg

   A motion was made by Johnson and seconded by Senesac to approve the Preliminary Plat application (SA-04-
   005) “Arabella Ranch” of Roger Holtberg, HDC Development Co., LLC, to subdivide vacant property with the
   following Conditions:

   1. Park dedication fee of 10% ($8,740) of the predevelopment value of the property be paid prior to release of
      the final plat for recording.
   2. A developer’s agreement to be executed prior to release of the final plat for recording. The agreement to
      include a schedule for the public improvements as well as construction of the retention pond.

   The motion carried by the following vote:

                  YES:          Lesner, Anderson, Frank, Senesac, Johnson
                   NO:          None
               ABSENT:          Osterberg

4. Public Hearing – Zoning Text Amendment and Subdivision Text Amendment Applications – City of Alexandria

   The applicant is requesting to require a clear sight triangle at the intersection of public streets and/or alleyways.
   The property is located citywide.

   Mr. Weber reviewed the request with the Commission stating he request the item be tabled until a future meeting
   so further information can be collected.

   A motion was made by Frank and seconded by Johnson to table the Zoning Text Amendment and Subdivision
   Text Amendment applications (TA-04-002 and SA-04-006) of the City of Alexandria for additional information
   to be collected.

   The motion carried by the following vote:

                  YES:          Lesner, Anderson, Frank, Senesac, Johnson
                   NO:          None
               ABSENT:          Osterberg
5. Old & Other Business

   A. 2004 Minnesota Planning Conference

   Mr. Weber noted the 2004 Minnesota Planning Conference will be held at Arrowwood this fall and would be a
   great opportunity for the Commission members to meet other members from other communities. Mr. Weber
   added registration can be done through the City.

The meeting was adjourned at 7:55 p.m.



________________________________                   ______________________________________
Amy Riedel, Secretary                              Ken Ryan, Chairperson

				
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