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1997-04-29 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLA-ftillfIG COPR6!tW(0jr14,T-904TE,',---� APRIL 29,1997 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, April 29, 1997, in the City Hall Council Chambers, 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, Planning Consultant Meg McMonigal, Administrative Assistant Patrick Hollister and Senior Secretary Kim Blaeser. Commissioner Duggan moved approval of the March 25, 1997 Minutes with corrections. Commissioner Betlej seconded the motion. AYES: 5 NAYS: 0 ABSTAIN: 2, LORBERBAUM, TILSEN CASE NO. 96-27: WOOLSEY - WETLANDS PERMIT Mr. Christopher Woolsey, of 2316 LeMay Lake Road, was present to discuss his request for a Wetlands Permit which would allow the construction of an addition to his home. Chair Dwyer explained that in August of 1996, Mr. Woolsey was before the Commission to discuss his request and at that time, he was asked to have a survey completed and in doing so, Mr. Woolsey discovered he would be encroaching on an access easement. Dwyer stated that this request was tabled until the easement issue could be resolved. Mr. Woolsey informed the Commission that he has now agreed to purchase the easement from his neighbor in order that he can build the addition to his home. Woolsey stated that the footings for the addition have been dug and that he had received a Stop Work order from the City. He stated no other APRIL 29, 1997 PLANNING COMMISSION MINUTES 1 work has been completed on the site and that he is awaiting approval of the Wetlands Permit and also approval of a building permit. Commissioner Tilsen inquired if the acquisition of the easement will create a landlock situation between Mr. Woolsey and his neighbor, Mr. Pfau. Public Works Director Danielson stated that the City would prefer that these lots be combined which would create one single tax parcel. He stated that the City is concerned with allowing property to go tax forfeit. Commissioner Duggan inquired if the Pfau's land is suitable for development. Mr. Woolsey responded that most of the land is in the lake. In response to a question from Commissioner Koll, Mr. Woolsey explained where the driveway will be located. He stated that driveway will be located away from the lake. Commissioner Betlej moved to recommend that the City Council approve the Wetlands Permit with the following conditions: 1. That the Wetlands Permit be issued with the building permit, and additional excavation not occur until a building permit is issued. 2. That the work commences within 90 days of the permit being issued and be completed within 12 months of issuance. 3. That the homeowner combine the parcel that contains the house with the parcel immediately east of it into one parcel. Commissioner Duggan seconded the motion. AYES: 7 NAYS: 0 HEARING: CASE NO. 97-06: S.A. SATHER COMPANY, INC. - WETLANDS PERMIT Mr. Steve Sather, of S.A.Sather Company, Inc., was present to discuss a request from Mr. and Mrs. Ken Girourd, of 1902 South Lane, for a Wetlands Permit which would allow the replacement of a deck and a new addition to the house. In response to a question from Chair Dwyer, Public Works Director APRIL 29, 1997 PLANNING COMMISSION MINUTES 2 Danielson explained that at the time of the original deck construction, a Wetlands Permit was not required, but now the City's policy in measuring wetlands setbacks has been modified and replacing the deck now does require a Wetlands Permit. Mr. Sather explained that the new addition combined with the deck will be the same size and the same location as the previous deck. He explained that there will be some additional room left to add a brick patio. Commissioner Tilsen inquired about two trees on the property that may be affected by the addition. Mr. Sather stated the Girourds intend to contract a landscaper to move the trees. Mr. Sather stated that he has met with the affected property owners and they have all indicated their positive support in building the addition. The Planning Commission discussed that the neighborhood's architectural committee has reviewed the Girourd's plan. The Commission noted that the architectural committee's opinions are not relevant to the Planning Commission's consideration. Chair Dwyer acknowledged that all signatures of consent have been received and that the public hearing would be waived. Commissioner Lorberbaum moved to recommend that the City Council grant the requested Wetlands Permit allowing the construction of the addition subject to the following requirement: 1 That the work commences within 90 days of the permit being issued and be completed within 12 months of issuance. Commissioner Tilsen seconded the motion. AYES: 7 NAYS: 0 HEARING: CASE NO. 97-06: SKEMP - CONDITIONAL USE PERMIT Mr. Charles Skemp, of 1060 View Lane, was present to discuss his request for a Conditional Use Permit which would allow the replacement of their APRIL 29, 1997 PLANNING COMMISSION MINUTES 3 existing single car detached garage with a double car detached garage. Mr. Skemp introduced his builder, Michael Page, to the Commission. Mr. Skemp explained that he intends to replace his single car detached garage with a 24' x 22' (double) detached garage. He explained that his existing garage is located 7 feet to 8 feet from his side property line. He stated that the proposed replacement garage will be placed 10 feet from the property line, as required by the Zoning Ordinance. He stated that the garage will also be moved 5 feet forward to save an existing flowering crab tree. Mr. Skemp stated that the garage will have two doors which will match both his and his neighbor's homes. He explained that these homes were built to match each other in the 1940's by two brothers and that he intends to maintain the integrity of aesthetics created by these two brothers. He further explained that the garage still needs to be detached because the bedrooms are located on the north side of the home (where the garage needs to be placed). He explained that currently his wife parks inside the garage and he parks his vehicle on his front lawn. Mr. Skemp stated that the driveway will be replaced with concrete and that he is considering pouring an apron of concrete for additional parking space. He further noted that there is significant ice buildup during the winter time and that he hopes the new construction and new driveway will help alleviate the problem. Commissioner Tilsen inquired about the existing shed on the property. He inquired if two accessory structures are allowed in the residential district. Commissioner Friel stated that the detached garage is not considered an accessory structure. Public Works Director Danielson concurred and stated that other structures such as fences and swimming pools are dealt with by separate ordinance requirements. Commissioner Duggan pointed out that the map Mr. Skemp submitted is not to scale and that the City Council needs to review a more accurate drawing. Commissioner Lorberbaum stated that the garage will be a nice improvement. She inquired about direction the water will be flowing once the garage and driveway are constructed. Mr. Skemp stated that currently the drainage flows directly into his existing garage. He stated that he will be in contact with a concrete contractor to discuss grade changes. He acknowledged that the grade needs to be changed to prevent improper runoff. APRIL 29, 1997 PLANNING COMMISSION MINUTES 4 Chair Dwyer opened the meeting to the public. There was no one present to discuss this request. Commissioner Duggan moved to close the public hearing. Commissioner Lorberbaum seconded the motion. AYES: 7 NAYS: 0 Commissioner Koll moved to recommend that the City Council grant the requested Conditional Use Permit for a detached double garage. Commissioner Friel seconded the motion. Commissioner Duggan offered a friendly amendment by stating the recommendation is conditioned upon the applicant submitting an accurate, to -scale, site plan for Council review. Commissioner Koll accepted the friendly amendment. TOT F4 FTO VTO • L AYES: 7 NAYS: 0 HEARING: CASE NO. 97-07: SWEENEY - SUBDIVISION Mr. Bill Brown, of Paul R. McLagan & Son, was present to discuss a request from Mr. Edward Sweeney, owner of a home on three acres of land located at the northeast corner of Wachtler and Wentworth Avenues, for a preliminary plat approval to subdivide the property into three parcels for home sites. Mr. Brown explained that Lot 2 will have the existing house and that Lots 1 and 3 will have to new homes. He stated that all three lots will be large with at least one lot being one acre in size. He explained that the map indicates house pad placement. He stated that Lot 3 may be changed. Mr. Brown explained that there will be a shared driveway for Lots 1 and 2. APRIL 29, 1997 PLANNING COMMISSION MINUTES 5 He stated that this driveway will access off of Wentworth Avenue which is a County road. He stated that there is a knoll present in this area and that the intention is to create a shared driveway that will use the natural separation created by the existing knoll. Mr. Brown explained that a 50 foot right-of-way, which is consistent with County recommendations, has been planned. He further stated that Mr. Sweeney intends to dedicate a circular curve area in the northeast area of the property to accommodate utilities. He stated that the County does not require right-of-way dedication in the circular area. Mr. Brown stated that a tree inventory was not conducted due to the winter season and the fact that the natural terrain of the site is steep and it was not safe to walk the site during the winter. Mr. Brown stated that no changes will be made to Lot 2 with the existing home and that Lot 3 has minimal trees. He stated that Lot 1 has many trees and that Mr. Sweeney is requesting that a tree inventory be submitted at the time the building permit is reviewed. Mr. Brown stated that Mr. Sweeney has no immediate plans to construct the homes. He stated that Mr. Sweeney is asking for preliminary plat approval now with the intention of final plat approval later in the future. He explained that Mr. Sweeney would like to subdivide the property into 2 parcels now with the intent to create a third lot at the time of final plat. In response to a question from Commissioner Duggan, Mr. Sweeney explained that he had purchased the property from Mr. Dale Stalder. He explained that his intentions are to live in the existing home and create two parcels with the intention of having his son and brother construct their homes in the future. He stated that his son and brother are not ready to pursue the construction of the homes at this time. He stated that his son is a senior in college and his brother lives out east. He stated that his intentions are to not subdivide the property for profit. Chair Dwyer noted his concern regarding the shared driveway and the possibility of new ownership in the future. Mr. Brown stated that it is possible to create separate driveways but that they felt it would make the lots more private with a shared driveway. Commissioner Duggan inquired if access to Lot 1 could be off of Wachtler Avenue. Mr. Brown explained that the slopes preclude this concept. Commissioner Friel stated that with the preliminary plat approval, the final plat process is not approved. He stated that the final plat is approved at the APRIL 29, 1997 PLANNING COMMISSION MINUTES 6 City Council level and that if there are significant changes to the plat at that time, the Council will refer it back to the Planning Commission. Friel stated that the final plat cannot be changed because it is based on preliminary plat approval. Friel stated his concern with the "phased" approach of the subdivision. Mr. Sweeney discussed that he was under the assumption that he could have subdivided this property through an "administrative split" and that if he had pursued this process, then a future split of the property could not occur. Public Works Director Danielson explained the Subdivision Ordinance and requirements to subdivide a parcel. Commissioner Friel noted his opposition in recommending approval for a preliminary plat that was depicted to be a three lot subdivision if at the time of final plat the subdivision indicates two parcels. Friel stated that the process is usually completed as originally applied for. Mr. Sweeney explained that he does not want to have to pay taxes on a third lot. Commissioner Duggan inquired about the applicant waiting to proceed with the subdivision until he is sure what his family will want to do. Commissioner Tilsen stated that he does not want to approve an application that will not take place in the future. He stated that the requested subdivision is appropriate for this area. He noted his concerns about the number of trees on Lot 1. He stated that he would like to see adjoining lot lines on the plat. Mr. Brown stated that the lot lines are indicated on the plat and that the properties are owned by Mr. Minea and Mr. Foss. Commissioner Tilsen stated that he would like to see a drainage easement dedication on the plat. He noted his concern for drainage retention and that this area may be a prime location for future drainage retention. Public Works Director Danielson stated that there is no drainage retention contemplated in this area. He stated that the plat needs to include a drainage easement. Commissioner Tilsen stated that he would like to see an additional 10 feet of right-of-way dedicated on the curve. Mr. Brown stated that if that is done, then the house setbacks will be affected. Tilsen noted his concern for future improvements to the intersection and that he wants to be sure enough right-of-way has been allocated. Commissioner Tilsen stated that the would like to see the common driveway APRIL 29, 1997 PLANNING COMMISSION MINUTES 7 meet further up the property lines. He stated that he does not want to see two drivers coming together right at the existing trail. He suggested that a turnaround be constructed. Mr. Brown pointed out that there is a turnaround proposed at the garage. Tilsen stated that he would like to see the shared driveway longer with a common easement of 30 to 50 feet. Commissioner Duggan noted his concern for impact to the trees on Lot 1. He inquired if the applicant has met all of the requirements of the Subdivision Ordinance. Administrative Assistant Hollister stated yes, except for the tree inventory. Mr. Brown inquired if the tree inventory could be reviewed at the time of building permit application. Commissioner Lorberbaurn inquired about the grading of the site and wondered if additional fill will be needed. Mr. Sweeney stated that Lot 3 is sufficient for a walkout home. Mr. Brown stated that there is a flat area southeast of the house and that they intend to use the existing dirt on the property. He stated that mass grading will not be necessary. Commissioner Betlej inquired if the green house/shed will be torn down at the time of the subdivision. Mr. Sweeney responded yes. Commissioner Friel stated that the shared driveway request is not a part of the preliminary plat process and that this process is handled under the Zoning Ordinance. He stated that the shared driveway is not indicated on the preliminary plat. Mr. Brown stated that the common driveway is shown on the preliminary plat outside of the right-of-way line. Mr. Brown stated that they can change the design of the driveway but that they were only trying to protect the location of the knoll. Commissioner Tilsen stated that the current driveway location, is not safe where it enters the County road. Mr. Sweeney stated that he intends to use the existing driveway and that he does not want to create a lot of driveways on Wentworth Avenue. The Planning Commission discussed whether or not the City needs to approve the shared driveway under the preliminary plat process. It was noted that the County needs to approve the driveway since its access is onto a County road (Wentworth Avenue). The Commission discussed what would happen if the driveway were lengthened to help make the driveway safer. Public Works Director Danielson noted that there are restrictions to lengths of private driveways (500 feet). Commissioner Friel stated that he cannot make a recommendation on this preliminary plat. He stated that right-of-way access should not be a part of APRIL 29, 1997 PLANNING COMMISSION MINUTES 8 the plat. Commissioner Tilsen stated that he believes it should because the City can place restrictions on access. He stated that he wants a safe solution to the problem. Mr. Sweeney stated that if the Commission moves this request on, he would be happy to accommodate any conditions. Chair Dwyer opened the meeting to the public. Mr. Chris McCown, owner of property across the street from Lot 3, noted his concern with the driveway and he inquired if the driveway could be shifted so that it is not directly across from his existing driveway. It was noted that the County makes the decision on placement of driveways off of Wentworth Avenue. Public Works Director Danielson stated that typically, driveways are across from each other. Commissioner Betlej moved to close the public hearing. Commissioner Lorberbaum seconded the motion. AYES: 7 NAYS: 0 Commissioner Friel noted that driveway locations are not part of this approval and moved to recommend that the City Council grant the requested Preliminary Plat Approval to subdivide the lot on the northeast corner of Wentworth and Wachtler Avenues into three lots for single-family home development subject to the following conditions: 1 That Dakota County review and approve the Preliminary Plat, including the access driveway locations and right-of-way easement. 2. That a vegetation preservation plan and an erosion control plan be submitted with the building permits for Lots 1 and 3. 3. That easements be granted to the City as determined necessary by the Engineering staff. 4. That the right-of-way on the curve be increased by 10 feet. Commissioner Koll seconded the motion. AYES: 7 NAYS: 0 APRIL 29, 1997 PLANNING COMMISSION MINUTES 9 Chair Dwyer called a recess at 9:30 p.m. Chair Dwyer reconvened the meeting at 9:35 p.m. CASE NO. 97-09: 1.US - BUILDING PLAN REVIEW FOR GATEWAY COMMONS Chair Dwyer introduced this planning case by stating that the City Council has asked the Planning Commission to review building plans for conformance to the City zoning requirements and provide comments as appropriate. Mr. Martin Coin, of AMB (future landlords of the proposal), informed the Commission that the proposed project is a single -story, 150,491 square foot, multi -tenant office/warehouse/manufacturing redevelopment project to be located on the site currently occupied by George's Golf Tee at 2341 Highway 55. Mr. Coin explained that AMB owns approximately 4 million square feet of industrial developments. He stated that AMB owns a site immediately adjacent to the property, the Rollerblade building. He stated that it is their intention to gain a recommendation from the Commission so that they may proceed to the City Council. He explained that Opus is the developer with Koll Real Estate as the property manager and Mr. and Mrs. Waters as the current property owners. Mr. Chuck Bangasser, Opus, explained that the proposed building will be L shaped with an architecturally enhanced building proposed due to the proximity of the building to Highway 55. He stated that this building will be similar to the building just completed in Eden Prairie located off of Highway 212. Bangasser stated that the building is being developed with a 45 degree angle that creates a building that is not so elongated. He stated that the building will be constructed of a steel frame with architecturally treated, smooth, precast concrete wall panels which reveals recessed entrances and accent grillwork as well as complementary aluminum window frames and tinted glass. He stated there will be a three tone color scheme of beige, tan and dark navy blue. Commissioner Tilsen stated that he appreciates the completeness of the APRIL 29, 1997 PLANNING COMMISSION MINUTES 10 plans and that it appears to be a wonderful development. He inquired about the triangular piece of land adjacent to the proposed development. Mr. Bangasser explained that AMB currently has this property under an option. He stated that AMB hopes to acquire this land and include it in this parcel. Commissioner Tilsen inquired about the access to the adjacent property. Bangasser stated this parcel is a part of an existing parcel which AMB owns and that an easement will need to be dedicated for a permanent driveway. Commissioner Tilsen inquired if the Fire Department has reviewed the proposal. He stated that they should do so if they have not. He inquired if they might require more access at the end of the building towards the railroad tracks. Mr. Bangasser stated that he does not believe the Fire Department has reviewed the plans and that Commissioner Tilsen's point is well taken. Commissioner Duggan complimented the plans submitted. He inquired about the building elevation and if fill will be needed elsewhere on the site. Mr. Bangasser stated that the truck core is four feet lower than the building. He stated that the rear part of the building is lower and that is where the drainage will be controlled. He stated that they have discussed tieing into the existing storm water pipes under the railroad but that the City engineers felt that this system is already at full capacity and that they will need to run storm water piping up to the storm water pond on the parcel that AMB controls. Chair Dwyer inquired about the access to the building. Mr. Bangasser stated that access will be the same as the Tuthill building. Commissioner Betlej inquired about the NURP pond location. Mr. Bangasser responded that the grading plan indicates the location of the NURP pond (upper right on the plan). He stated that it is planned to route the storm water around the existing building at 2360 Pilot Knob Road to the pond. Betlej inquired if an easement is necessary. Bangasser stated yes and that AMB controls that parcel and that an easement will be granted. Commissioner Friel inquired if AMB is going to build this particular structure or if they are just getting approval to build the building as tenants are secured. Mr. Coin stated that they will proceed with this design as it is a market driven decision. He stated there is a strong demand for this building. He stated that they will lease a part of the building before the construction is completed. He stated that they hope to begin construction of the building soon with building occupancy in the fall of 1997. APRIL 29, 1997 PLANNING COMMISSION MINUTES 11 Commissioner Koll inquired about financing structure and where the tenants may come from. She inquired about proposed traffic and proposed signage. Mr. Coin explained that AMB is a pension fund driven company with 100 percent cash equity. He stated that signage has not been considered and that he believes there will be signage on the building for each tenant along with a monument sign at the entrance of the development. He stated that AMB is very careful about signage and that they have a standard signage program in place. Commissioner Koll inquired about the cost of the project. Mr. Coin responded 5 million dollars. In response to a question from Commissioner Koll, Mr. Coin stated that there will be approximately 7 or 8 tenants in the building. He stated that there will be 212 parking stalls. Koll inquired about the types of tenants. Mr. Coin responded that their new building located at 212 and Shady Oak Lane in Eden Prairies houses SuperValue, Olympic Financial and HiTech Manufacturing. He stated that they hope to accommodate a broad range of tenants types in this development. He stated that with the Highway 55 frontage, the building will attract a higher level of office users. Commissioner Koll inquired where these tenants may come from. Mr. Coin responded that they will likely come from within the Twin Cities area (southwest Minneapolis area). An Opus representative stated that it is hard to predict traffic. He stated that there will be 212 parking stalls available and that rarely do they see 100 percent of the stalls used. He stated that the frontage road is oversized and that right now, Tuthill is using the frontage road. Chair Dwyer inquired about public comments at the City Council meeting. Mr. Bangasser stated that there was no opposition to their proposal. Commissioner Tilsen inquired if they are familiar with the City's sign ordinance. Mr. Coin stated yes. A brief discussion ensued regarding the different requirements for parking spaces in different districts. It was noted that the 212 parking stalls are only along the front of the building and that other parking is available at the back of the building. It was noted that Opus did not need to show this as proof -of -parking because they met the requirements for parking. Mr. Coin stated that they are aware of the City's concern to not have off street parking. Chair Dwyer moved to advise the City Council that the application as presented meets all Zoning Ordinance requirements. Commissioner Koll seconded the motion. APRIL 29, 1997 PLANNING COMMISSION MINUTES 12 AYES: 7 NAYS: 0 CASE NO. 97-10: TOLLEFSON DEVELOPMENT COMPANY - CONCEPT PLAN FOR COMPREHENSIVE PLAN AMENDMENT AND REZONING FOR TOWNHOMES Mr. Carl Tollefson, developer, was present to request feedback on changing the Comprehensive Plan land use designation and zoning to place townhomes on a strip of land south of Centre Pointe Drive, south of Lexington Avenue. Mr. Tollefson stated that he is not looking to construct a high density townhome development. He stated that he is interested in constructing townhomes on four lots which combined add up to slightly under 12 acres. He stated that he is interested in constructing 38 units. He explained that he has developed a similar townhome project in Burnsville. Mr. Tollefson stated that the property is zoned commercial and that because of the long and narrow lots, it has been difficult to develop these lots commercially. In response to a question from Chair Dwyer regarding retail value of the proposed townhomes, Mr. Tollefson stated $175,000 that similar units in Burnsville had sold for. Chair Dwyer gave a copy of a letter dated April 29, 1997 from Mr. Hugh Cullen of Roseville Properties to Mr. Tollefson. Commissioner Tilsen inquired if the City wants to have a residential development located in this area. He stated he realizes that this property is difficult to develop. Mr. Tollefson stated that he would make this development work with the type of parcel configuration. He stated that he believes that it would be in the best interest of the City to rezone this property so that more tax dollars can be made. Commissioner Tilsen stated that he questions whether or not this development is practical for this area. He stated that tax dollars are not the City's primary concern since the community is well established. Mr. Tollefson inquired if the mix of commercial and residential use is a concern. Commissioner Tilsen stated yes, and explained that most people who live in a neighborhood know one another and that it is a safe and APRIL 29, 1997 PLANNING COMMISSION MINUTES 13 comfortable environment. He stated that neighborhoods rely on the use of parks and community activities. He stated that he is hesitant to think that this area is suitable for a neighborhood. He stated that a comfortable feel and location near amenities is more pleasurable than an isolated neighborhood. Mr. Tollefson stated that he tries to develop transitional developments. He stated that this proposed development has transition with a road that separates commercial from residential. He stated that he would create berming to help separate the commercial from residential. He thought that evergreens would create a screened environment. Commissioner Tilsen inquired how the City can associate this proposed neighborhood with the rest of the community. Mr. Tollefson acknowledged Commissioner Tilsen's concerns and stated that it would be difficult. Commissioner Duggan stated that the City's judgment on land use is not based on dollar amount only. He inquired if there are any other concepts available to discuss tonight. Mr. Tollefson stated no. In response to a question from Commissioner Duggan, Mr. Tollefson stated that the land is already level. Duggan inquired about berming and landscaping. Mr. Tollefson stated that he would like to install 4 feet high evergreens on the berm. He estimated roughly $1,000 worth of landscaping per unit. Duggan inquired about the minimum number of units Mr. Tollefson would be willing to construction. Tollefson responded 35 units. Duggan stated that he does not like the "octopus" design of the development. He stated that the driveways heading out onto a circular area seem crowded. He inquired about the square footage of each unit. Tollefson responded between 1,560 and 1,600 square feet. Tollefson stated that each unit would have its own driveway. Commissioner Lorberbaum noted her concern for development being too isolated from the community. She inquired about how much green space the individual townhome will have. She noted that it did not appear to be much. She inquired about financing of the project and the construction time line. Tollefson stated that there will be a model home. He stated that a plat will be available for property owners to purchase and then the homes would be constructed. He stated that financing will be through development loans. Chair Dwyer inquired about other developments. Mr. Tollefson responded Apple Valley, Eagan and Woodbury. He noted that Eagan's development (Brittany Estates) is located on Johnny Cake Road. He submitted a portfolio for the Commission to review. Commissioner Betlej stated that the Rezoning proposal and Comprehensive APRIL 29, 1997 PLANNING COMMISSION MINUTES 14 Plan are not consistent. He noted his concerns with different traffic uses in the area (i.e., elderly, families, kids and commercial traffic). He stated that he can see that the layout of the townhomes may prove to be marketable with the windows looking away from the commercial development. He stated that a townhome development in this area needs to be outstanding and this proposal is not. He further noted his concerns for additional traffic on Lexington Avenue. He stated that this proposal borders on "spot zoning" and that he is not comfortable with this idea. Commissioner Friel concurred with the comments from the Commission regarding how disconnected this development would be from the community (no more so than with the senior housing project). He stated there are traffic issues. He acknowledged that this property has not developed and that it is isolated and that maybe rezoning and changing the comprehensive plan might need to occur to accommodate the property. He stated that the B-1 and B-1 A zoning classification has not generated commercial development. He stated he is a little ambivalent about this proposal. He stated that he is not so sure this area will ever develop. Commissioner Koll stated that she does not like the configuration of the proposed development. Mr. Hugh Cullen, Roseville Properties, stated that his company purchased 7.2 acres behind this proposed development and that the Gopher State One building was constructed there. He stated that they have another project in progress. He stated that his company is planning to develop the land commercially as the City has designated. He stated that he is not sure how a residential district and commercial district would work together. Commissioner Lorberbaum inquired about how Mr. Cullen envisions this 11 acre site to be developed. He responded that these lots are big enough for a developer to build a small office building. Chair Dwyer stated that no formal action is needed since this is not yet a formal application. DISCUSS MODIFICATION OF TAX The Planning Commission acknowledged receipt of a Notice of Proposed Adoption of a Modification of Municipal Development District No. 1 and Modification of Tax Increment Financing Redevelopment District No. 1 as APRIL 29, 1997 PLANNING COMMISSION MINUTES 15 submitted by Treasurer Lawrence Shaughnessy. Because this information was given to the Commission at such a late date, the Commission felt that they are unable to review the notice thoroughly and therefore moved to table discussion on this item until their May meeting. VERBAL REVIEW Public Works Director Danielson gave a brief review of City Council action on previous planning cases. r -11"D W I I fl 0 1 J, 14 Ll 1111111 There being no further business, the Planning Commission moved to adjourn its meeting at 11:05 p.m. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary APRIL 29, 1997 PLANNING COMMISSION MINUTES 16