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1997-10-28 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES OCTOBER 28, 1997 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, October 28, 1997, in the Council Chambers at City Hall, 1101 Victoria Curve. The meeting was called to order at 7:30 p.m. The following members were present: Dwyer, Koll, Friel, Betlej, Lorberbaum, Duggan and Tilsen. Also present were Public Works Director Jim Danielson, Planner Meg McMonigal, Administrative Assistant Patrick Hollister and Senior Secretary Kim Blaeser. Commissioner Tilsen moved approval of the September 23, 1997 minutes with corrections. Commissioner Duggan seconded the motion. AYES: 4 NAYS: 0 ABSTAIN: 3, FRIEL, LORBERBAUM, DUGGAN CASE NO. 97-37: STEFAN, TIM (LCS CORPORATION) VARIANCE Mr. Tim Stefan, representing LCS Corporation, located at 1480 Sibley Memorial Highway, was present to discuss their request for a front yard setback variance of 30 feet which would allow the construction of a 17,080 square foot addition to the existing building. Mr. Stefan clarified that as per the Planner's report, the LCS Corporation is requesting a front yard setback and not a rear yard setback as originally indicated in his letter of intent. He apologized for the confusion. Regarding hardship, Mr. Stefan explained that since LCS ownership of the property, the front yard has flipped from the old Sibley Memorial Highway to the new Highway 13. He further explained that the property is a long triangular parcel and that the property is bound on all sides by public streets which require an unusual amount of building setbacks. He stated that the PLANNING COMMISSION MINUTES - OCTOBER 28, 1997 internal operations require a space depth minimum of 70 feet and that the proposed improvements will provide on site truck maneuvering, additional building screening and expanded parking. Chair Dwyer inquired if trucks currently maneuver off site. Mr. Stefan stated yes and that the proposed changes will create more positive safety conditions. He further stated that additional landscaping is proposed and that there will be some removal of cottonwood trees. He stated that these trees will be replaced. In response to a question from Chair Dwyer, Mr. Jerry Stotz, owner of LCS Corporation, explained that he is desperate for additional space. He stated that if he is unable to expand his building, he will be forced to move his company. He stated that with the addition, he will be adding five or six additional employees, both skilled and unskilled. He explained that his company produces component parts/products and that roughly 60 percent of his business is out-of-state with some international business. Commissioner Tilsen noted his concerns with setting a dangerous precedent in approving a large variance request. He inquired if the highway taking occurred on the side where Mr. Stotz is requesting the variance. Mr. Stotz responded no. Tilsen inquired if Mr. Stotz has researched alternative designs. Mr. Stotz responded yes, and that the proposed addition is being placed in the most logical area of the building where the manufacturing currently takes place. He reminded the Commission that the new Highway 13 is located at the front of his building. Commissioner Tilsen stated that the truck turnaround improvements can be made without the variance request. Tilsen reiterated his concern for approving such a large variance request and the precedent it will establish. Mr. Stotz stated that this company has been in the City for 32 years. He stated that he needs the additional equipment to operate his company. He stated that most properties within the City are not like his property (public streets completely around the property). Tilsen stated that he would like to see alternative designs. Mr. Stefan explained that Mr. Stotz has performed several feasibility studies to determine the most appropriate location for expansion. He stated that the proposed location of the addition meets internal production requirements. He stated that as a result of the feasibility studies, Mr. Stotz has recently acquired property to the south of the current facility for future parking. Mr. Stefan explained that the east side of the building has a very steep grade and that it would be very expensive to construct an addition there. PLANNING COMMISSION MINUTES - OCTOBER 28, 1997 2 Commissioner Duggan stated that there are currently 32 parking spaces and that Mr. Stotz is proposing 36 or 38 proof -of -parking spaces. Duggan inquired if the current spaces are being utilized and if additional employees will create a parking problem. Mr. Stotz responded that the lot is usually 3/4 full. He explained that he currently employees 45 people and that these employees are split into two shifts. He explained that he is aware of employees car pooling. Commissioner Duggan stated that Mr. Stotz is proposing a very small amount of landscaping and that the City's Zoning Ordinance requires a more substantial amount of landscaping than what Mr. Stotz is planning. He explained that there is a certain percentage of landscaping required based upon total cost of the building. He stated that for this project, between $25,000 and $30,000 should be spent on landscaping. Commissioner Lorberbaurn inquired if the State took land to the east of Mr. Stotz's property. Mr. Stotz responded no. Stotz explained that he had recently purchased land to the south of his property for additional parking. He stated that he did give the City right-of-way for sewer and water. He stated that the land is as how it was .bought many years ago. Stotz stated that when the State constructed the new Highway 13, it changed the entire scope of his building. He stated that the new highway was not proposed when he purchased the property 28 years ago. He stated the new highway changed the scope of the building. He informed the Commission that the addition will be the fifth addition in 28 years. Commissioner Lorberbaum inquired about storing of dumpsters. She stated the City's Ordinance requires dumpsters to be stored within the principal structure or within an attached structure. Mr. Stotz stated that the dumpsters have always been outside and that he could build a concrete cover to enclose the dumpster. Commissioner Lorberbaurn stated that additional landscape is necessary and that she is concerned with establishing a precedence in approving this large variance request. She inquired if the parking lot will be paved and striped. Mr. Stotz responded yes. Commissioner Betlej inquired why a grading/drainage plan was not submitted. He noted his concern for drainage and how it will be manipulated around the building. Mr. Stefan responded that the drainage will move towards the drainage swale near the Highway 13 right-of-way. He stated that they will work with the City's engineering department. PLANNING COMMISSION MINUTES - OCTOBER 28, 1997 3 Commissioner Betlej inquired about the building elevations and wondered if the north side of the building will provide a truck unloading dock area. Mr. Stotz responded yes. Betlej inquired if the property to the west and north will be sodded. Mr. Stefan responded yes. Betlej stated that he concurs with Commission Tilsen in that the City may be establishing a dangerous precedence if the variance request is approved. He further noted that he believes additional landscaping screening is necessary. In response to a question from Commission Friel, Mr. Stotz stated that the new Highway 13 did not take any of his property. He further explained that the property to the east is vacant (across the street). Stotz explained why he purchased the parcel south of his property. Friel stated that the building cannot be expanded to the east because of the new highway. Mr. Stotz responded yes. In response to a question from Commissioner Koll, Mr. Stotz explained that LCS represents the last names of three individuals who owned the company before he purchased it. (Lyons, Carter, Swanson). Koll noted her concern for drainage, especially with the addition of more hard surface area. In response to a question from Commissioner Koll, Mr. Stotz stated that there is substantially less traffic on the old State Trunk Highway since the construction of the new highway. Koll noted her concern with aesthetics and the importance of adequate landscaping. Koll stated that she would like to see the company stay a part of Mendota Heights. Commissioner Tilsen inquired about the amount of right-of-way and noted that no easements are included on the map. He stated that fire hydrants are not located on the map. He further added that proper grading/drainage plans have not been submitted. Tilsen asked for clarification regarding the loading docks. Stotz stated that he made a mistake earlier during the meeting and that there are not two loading docks. Commissioner Tilsen stated that Detail Map #3 is incorrect since it states one additional loading dock area. Stotz stated that his intentions are to keep a service door with windows. Tilsen further noted that the grades appear steeper than indicated on the plans. He noted his concerns for drainage. Chair Dwyer opened the meeting to the public. There as no one present to discuss this variance request. PLANNING COMMISSION MINUTES - OCTOBER 28, 1997 4 Commissioner Duggan moved to close the public hearing. Commissioner Koll seconded the motion. AYES: 7 NAYS: 0 Commissioner Koll stated that the Planner has reminded the Commission that the mechanical/utilities units need to be included within the plans. She stated that the Ordinance requires additional screening of these components. Mr. Stefan stated that they have not yet gotten to this point. Mr. Stotz stated that he wanted to get approval of the variance request before he pursued the mechanical location. He stated that he intends to follow all City requirements. Commissioner Koll inquired if additional signs will be placed on the property. Mr. Stotz responded yes, and that he hopes to locate the signs towards the front of his property, near the new truck turnaround. Commissioner Lorberbaum inquired about the proposed landscaping and whether it will create a problem for snow storage. Public Works Director Danielson stated that the landscaping will need to be installed on Mr. Stotz's property and that snow removal is a concern. He stated that the landscaping needs to be at least ten feet from the curb. Commissioner Friel inquired if Mr. Stotz intends to expand his building in another five years. Mr. Stotz responded that the proposed addition is the largest addition he has added to the building. He stated that he does not plan to add to the building in the future. Commissioner Duggan inquired if Mr. Stotz was willing to reduce the building expansion, thus reduce the variance request. Mr. Stotz stated that the proposed building width is necessary to accommodate the very large metal stamping equipment. Commissioner Tilsen moved to recommend that the City Council deny the variance request due to the lack of hardship. Commissioner Friel seconded the motion. Chair Dwyer informed the Commission that due to the unique situation of Mr. Stotz's land, he believes the Council should consider approving Mr. Stotz's request for a variance. PLANNING COMMISSION MINUTES - OCTOBER 28, 1997 5 l 1 9 *Q L1 0 9 M 1 :8 kyj Lei 9 Lei ki AYES: 4 NAYS: 3, KOLL, DWYER, DUGGAN Commissioner Lorberbaum suggested that the applicant prepare revised plans documenting the Commission's concerns regarding drainage, easements, mechanical units and additional landscaping. Mr. Stotz informed the Commission that he had hoped for a better response from the Commission. He stated that his company has been in Mendota Heights for 32 years and that he had hoped for more respect. I kh I &f4i 4 4 wil ki 1:101 Commissioner Tilsen submitted a letter from the Minnesota Historical Society regarding the Augusta Lake area regarding the probability that unreported archaeological properties may be present in the project area. Chair Dwyer requested that staff send a copy of this letter to Hoffman Homes. . Commissioner Duggan felt that this process should also be considered for the Garron site. Commissioner Friel submitted a ruling from the State of Minnesota Court of Appeals concerning an action involving Mr. Jim Riley and himself over a land development proposal Mr. Riley had before the City in 1987. Mr. Riley is once again considering a development in Mendota Heights. Commissioner Friel submitted an article regarding Wireless Facilities Siting. Public Works Director Danielson gave a brief review of Council action regarding previous planning cases. ADJOURNMENT There being no further business, the Planning Commission adjourned its meeting at 8:32 p.m. Respectfully submitted, Kimberlee K. Blaeser PLANNING COMMISSION MINUTES - OCTOBER 28, 1997 6