CITY OF APPLE VALLEY

PLANNING COMMISSION MINUTES

OCTOBER 17, 2001

1.    CALL TO ORDER

The City of Apple Valley Planning Commission meeting was called to order by Chair Karen Edgeton at 7:00 p.m.

Members Present: John Bergman, Tim Burke, David Schindler, Karen Edgeton, Tom Melander, Jeannine Churchill, Jim Hadley

Members Absent: None

Staff Present: Assistant City Engineer Jacob Fick, City Attorney Sharon Hills, Assistant Planner Kathy Bodmer, Assistant Planner Margaret Milton Dykes, Community Development Director Rick Kelley, City Planner Tom Lovelace

2.    APPROVAL OF AGENDA

MOTION:  Burke moved, seconded by Bergman, to approve the agenda.  The motion carried 7-0.

3.       APPROVAL OF October 3, 2001 MINUTES

MOTION:  Melander moved, seconded by Churchill, to approve the minutes as presented.  The motion carried 6-0 (1 abstention).

4.    CONSENT ITEMS  - None -

5.    PUBLIC HEARINGS

       A. Conditional Use Permit for Outdoor Display/Sales/Storage for Ace Hardware at 7700 147^th Street

Chair Edgeton opened the public hearing at 7:02 p.m. with the standard remarks.

Assistant Planner Margaret Milton Dykes described the request.  There was discussion of the request for outdoor display on the west (Pennock Avenue) side -- whether the purpose was for merchandising or storing, and what type of items would be displayed.

Edgeton expressed concern with traffic congestion on the west side, noting it is already a tight squeeze for parking.

Bergman said he did not have a problem with overnight storage in a gated area, and that he didn't think it practical to require all items (i.e. rock salt) be displayed on racks.

Melander commented that if there were storage on the west side, that might be a good place to start motors since there would be outside air circulation.  He did express concern with "junking up of the outside".

Dennis Simon, owner of Ace Hardware, stated the proposed display area on the west side would be fenced with a gate to the outside.  With parking in front of the store (south side) he didn't anticipate passersby on the west side, but wanted that area for visibility of merchandise to traffic on Pennock Avenue.  He said they plan to display the same things they do on the sidewalk in their current operation.  He noted the difficulty in displaying certain materials on racks, and the impracticality of hauling palletized goods inside every night.

There was additional discussion about what items are proposed for the outdoor area on the west side.  Simon indicated either new equipment or repaired items to be picked up.  Bergman commented the area should be fenced if a potential eyesore.  Churchill noted that the staff recommendation as written could be interpreted to include both new and used products.

Several ideas were talked about, including designating parking spots for pickup of repaired items, combining all outdoor display to the south, allowing items on pallets on the south side but not the west side, constructing a solid screening wall on the west side. 

Schindler stated he agrees that it is unrealistic to move pallets in every night as long as the area is fenced, but that a solid wall may be needed to store repaired items.

Melander said that having a wall on the west side rather than a fence would get rid of potential problems with parking and conflicts with the dance studio.

Churchill expressed particular concern with the idea of repaired items on the west side without a door of some sort to the repair shop.  She said she doesn't have a problem with masonry wall and overnight storage.

Tim Wagner, who works for the Simons, acknowledged the Commissioners' concern that the facility looks trashy.  He stated that the building looks considerably better today than it did as a mall, which is a good indication of what the Simon family wants to accomplish.  He noted that repairing equipment provides a considerable service to the community, and that little goes on at the dance studio during the day.  He went on to say they are trying to preserve the unique old hardware store feel by doing things like retaining the hardwood floors.

Churchill requested a drawing for the next meeting that better delineates the areas of operation.

There being no other comments, Edgeton closed the public hearing at 8:00 p.m.

6.    LAND USE/ACTION ITEMS

       A. Rear Setback Variance for a Porch at 13845 Granada Avenue by Stan and Linda McNamara

Assistant Planner Kathy Bodmer introduced the item.  She also gave a brief history of that particular part of the Cedarwick Development.  She stated there north side of the home contains two egress windows and a chimney, and the petitioner has indicated a porch on the north side would not be compatible with other homes in the area.  The rear yard is west facing with a steep berm, so shade trees cannot be planted there.  As a result, the home gets warm in the summer.  Finally, she said that the applicant has received approval for the project from the neighbor to the west.

Bergman noted there is a 10 x 14 patio there now.  He stated the hardship for him is that there was no provision made for the construction of porches in the future.

Melander said he is in favor of the proposal.

Edgeton added to the history of the project, remembering discussion that the developer said these buildings would not have porches.

Churchill stated she has no objection to the proposal and then left the meeting at 8:21 p.m.

The applicant submitted the letter from the neighbor who stated she has no problem with the applicant building a porch on the west end of their house.

MOTION:  Melander moved, seconded by Bergman, to recommend approval of a 13.9 foot rear yard setback variance at 133845 Granada Avenue for construction of a three-season porch because of the following hardships: (1) a narrow lot; (2) the berm in the rear yard; (c) lack of alternatives.  Motion carried 6-0.

7.    OTHER BUSINESS 

       A. Review of Draft Planned Development Ordinance for Mixed Use (Commercial, Institutional, 1-24+ units/acre Residential) known as Cobblestone Lake, located on the north side of CR. #46 between Pilot Knob Road and Diamond Path, by Tradition Development

Hadley asked how many lots are 6000 s.f.  Lovelace said the minimum right now is 8400 s.f., although the final plat will not include the southern portion of the single-family area.  He noted that traditional new urbanism lot sizes start at 5000 s.f.

Melander stated the concept embraces a lot to accomplish:  greenspace, small lots, architecturally pleasing buildings, water filtration before going to the lake.

Edgeton said she likes the concept.  She stated a concern with Zone 6 permitted uses, wondering about the definition of minor motor vehicle repair.  Lovelace responded that it would include oil/lube shops, and that major motor vehicle repair includes transmissions and auto body repairs.  Edgeton asserted that allowance does not fit with her vision of the proposed commercial area.  She thought of it more like an old-fashioned downtown.

Lovelace noted that the form might change at the City Council level.  Zone 8, Interim Sand and Gravel, may encompass everything except Zone 1, the current phase I proposal. 

Rob Wachholz of Tradition Development stated that they don't anticipate any 6000 s.f. lots at this time.  Catch basins will all be slightly elevated with rain gardens to allow infiltration.  He also noted that where in the park area in significant areas opposite the trail system there would be a depression to catch a lot of the runoff.  Wachholz went on to say that today's prototype of Jiffy Lube is not what he envisions either, but those may change.  He reviewed their goals and objectives and also displayed various illustrations of possible designs and transition elements.

Bergman asked what percentages of houses are actually going to be three-car garage situations.  Wachholz answered that they are trying to accommodate that with tandem garages.  Larger lots will allow side load, split, detached.  He went on to say that accessory structures would have to be consistent with the homes.  Edgeton commented that she thought that could largely be handled by specifying materials.

8.       ADJOURNMENT

MOTION:  Melander moved, seconded by Schindler, to adjourn the meeting.  Motion carried 6-0.  The meeting was adjourned at 9:12 p.m.