1997-02-25 Planning Comm MinutesI DYA 'Kel "614111 ki I WA-ITI I 10 ILI Pgisj
FEBRUARY 25, 1997
The regular meeting of the Mendota Heights Planning Commission was held on
Tuesday, February 25, 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: Duggan, Koll, Betlej, Lorberbaum and Tilsen. Commissioners Dwyer
and Friel were excused. Also present were Public Works Director Jim Danielson,
Planning Consultant Meg McMonigal, Administrative Assistant Patrick Hollister and
Senior Secretary Kim Blaeser.
APPROVAL OF MINUTES
Commissioner Lorberbaum moved approval of the January 28, 1997
Minutes.
Commissioner Koll seconded the motion.
AYES: 5
NAYS: 0
HEARING:
CASE NO. 97-02:
MENDAKOTA COUNTRY CLUB -
CONDITIONAL USE PERMIT AND
VARIANCE
Mr. Robert McKinney, representing Mendakota Country Club, located at
2075 Mendakota Court, was present to discuss their request for a
Conditional Use Permit and Variance which would allow the construction of
one immediately and allow for a second one in the future restroom and
refreshment building, "half -way" house, on the golf course.
Mr. McKinney explained that there are three portable restroom facilities
currently located on the golf course. He stated that the existing "halfway"
house is too small and is not located in the proper area of the golf course.
The Commission reviewed the golf course map and determined the locations
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of the restrooms. Mr. McKinney stated the new facility will be located just
west and north of the fourth green. He stated that another hole, number
five, will be constructed. He stated that the topography in this area is high
ground and will allow a septic system to be constructed.
Vice Chair Duggan inquired if there will be water and electricity available.
McKinney responded yes. Duggan inquired about adding one additional
restroom facility for the ladies. McKinney stated he would inquire with the
membership.
Commissioner Koll stated that most country clubs have facilities similar to
that which Mendakota Country Club is proposing to construct. She stated
that this is a good idea. She inquired about the color of the block material
to be used on the new facility. McKinney explained that there is tan colored
rock in front of the clubhouse and that they will try to tie in the components
of the clubhouse materials with the new facility materials. He stated that
the Club intends to discuss the type of materials to be used on the new
facility with the City.
Commissioner Koll inquired about additional landscaping. Mr. McKinney
stated that they do not have a landscape plan and that their thoughts are to
plant flowers with some shrubbery. He stated that the Club wants to create
a nice viewing area for their clients.
Commissioner Betlej stated that he would like to see the materials to be of a
consistent palette of color with the clubhouse. McKinney stated that the
clubhouse materials consist of wood, stucco and block. He stated that the
club is concerned with maintaining the new structure as well as
constructing a building that may prevent vandalism.
Commissioner Lorberbaum asked for clarification regarding the Planner's
map submitted within the Planner's report. Planner McMonigal confirmed
that the zoning of the Mendakota property is R-1.
Commissioner Tilsen inquired about the number of individuals playing the
course on a daily basis. He noted concerns about constructing a septic
system that will be capable of handling the number of people using it on a
regular basis. Mr. McKinney estimated about 30,000 rounds of golf on an
annual basis. He stated that the golf course is pretty busy and that on peak
days, roughly 100-150 people play a round of golf. McKinney stated that
the Club intends to hire a septic system engineer to determine the
appropriate size of the system. Tilsen inquired about the soil type.
McKinney responded that he is not aware of the soil type since the plans for
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this project were just approved by the Mendakota membership. He stated
that the Club is waiting for approval from the City before they contract with
engineers who will determine soil type, septic system specifications, etc.
Commissioner Tilsen inquired if there will be electricity and water at the
second site. Mr. McKinney responded that water will have to be piped into
the building. McKinney explained that the facility will be open into the fall
and closes when it gets too cold or when the snow falls. He stated that the
seasons typically begins around April 15. Tilsen inquired if the building will
be heated. McKinney stated that typically small heaters are used to warm
the building. Tilsen felt that heating should be considered to prevent
freezing of pipes.
The Commission discussed the square footage of accessory structures, both
existing and proposed, on the Mendakota site. The Commission asked for
clarification regarding the number of accessory buildings allowed on the
property. The Planner sited information from the Zoning Ordinance and
informed the Commission that a variance is needed for both the size and
number of structures to be located on the property.
Vice Chair Duggan opened the meeting to the public.
Ms. Miller, of 1021 Wagon Wheel Trail, informed the Commission that her
property abuts the south edge of the golf course near the fifteenth tee. She
inquired about the number of restroom facilities available and the number of
refreshment stands available. She inquired about the types of beverages
the Club will be selling. Miller noted her concern with the lack of restroom
opportunities between holes 12 and 18. She stated there is a current
problem with improper use of restroom facilities and that the improper use is
a real nuisance to her family.
Mr. McKinney stated that there is a beverage cart that travels the course
throughout the day. He stated there will be three restrooms available on the
course including the clubhouse. He stated there will be a stop at the 13th
hole and then after the 14th, 15th and 16th holes. Miller felt that the
number of facilities is inadequate. Vice Chair Duggan inquired if a facility
could be moved to the 15th hole to accommodate Ms. Miller's concerns.
Ms. Miller stated that she does not want to advocate a port -a -potty near her
backyard. She noted that her concerns are more along the line of
consumption patterns and the type of people this may generate.
Commissioner Tilsen inquired if the Miller's have informed the Club of their
concerns before. Ms. Miller stated that they have had several "chats".
Commissioner Tilsen stated that the Club should make sure that people are
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encouraged to use the proper restroom facilities as provided by the Club.
He stated that he does not feel that the consumption pattern will change
with the construction of the new facility since the pop cart will continue to
serve the Club's clients as in the past.
Vice Chair Duggan suggested that Mendakota Country Club and the Mill er's
need to work together to determine a compromise. It was suggested that
signage be erected informing the Club's patrons about the location and
number of restroom facilities available. This way people will use facilities
before entering a stretch of golf course that may not have facilities
available.
In response to a question from the Commission, Planner McMonigal stated
that port -o -potties are not considered a permanent structure because they
have no footings and no foundation.
Mr. Courtney Pince, of 945 Wagon Wheel Trail, informed the Commission
that he had not been notified of the Conditional Use Permit process. He
stated that this has happened before and wondered if he is not within the
radius of the required notification boundaries. Public Works Director
Danielson stated that City staff would review the abstract. Mr. Pince
inquired if the proposed building will be constructed within the NSP
easement. Mr. McKinney responded no.
Mr. Miller, 1021 Wagon Wheel Trail, inquired if a special liquor license is
needed for the refreshment cart to be dispensing liquor on the golf course.
Planner McMonigal responded that the Club's liquor license includes the
remote liquor sales.
Commissioner Betlej moved to close the public hearing.
Commissioner Lorberbaum seconded the motion.
AYES: 5
NAYS: 0
Commissioner Tilsen asked for clarification on the number of structures
located on the golf course. McKinney responded that there will be two
port -o -potties, one halfway house which includes restrooms and
refreshment operations, a rain shelter (converted halfway house), clubhouse
and maintenance garage.
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Commissioner Betlej moved to recommend that the City Council grant a
Conditional Use Permit and Variance which would allow the construction of
a halfway house (restroom/refreshment building) subject to the following
requirements:
1. That plans be submitted for the proposed septic system.
2. That a landscape plan be submitted.
3. That materials be compatible with the main clubhouse.
4. That allowance for heat be included in the plans.
5. That a signage compromise between Mendakota Country Club and
the Miller's be reached.
Commissioner Tilsen seconded the motion.
AYES: 5
NAYS: 0
The Commission recommended that Mr. McKinney prepare a map showing
current facilities and proposed facilities on the golf course for Council
review on Tuesday, March 4. Mr. McKinney agreed to prepare the map.
HEARING:
CASE NO. 97-03:
MENDOTA HEIGHTS UNITED
CHURCH OF CHRIST -
CONDITIONAL USE PERMIT
Mr. Rick Kellior, architect representing Mendota Heights United Church of
Christ, located at 680 Highway 110, was present to discuss their request
for a Conditional Use Permit and Variance which would allow the
construction of an addition to the existing church and allow parking within
the front yard setback area.
Mr. Keillor explained that the church counsel has been planning an addition
to their church for sometime. He stated they feel that the addition will
make a strong visual impact. He explained that the church property abuts
the Dodge Nature Center property. He informed the Commission that the
church's parking lot is placed in the front yard of the property to help
prevent drainage onto the nature center property. He further stated that
this is why there is no curb around the exterior of the parking lot. He stated
the church understands the nature center's concern about drainage impact
to their property.
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Vice Chair Duggan stated that the new structure will be 144 percent large
than the existing structure. Mr. Kellior concurred and stated that the
proposed seating will total 234. Mr. Kellior explained that the existing
worship area will become a fellowship hall and that additional music rooms,
a choir room and a lounge will be added to the building.
Commissioner Tilsen inquired about parking calculations. Mr. Kellior stated
that there will be close to 100 parking stalls available. He stated that the
existing parking exceeds the zoning ordinance requirements. Mr. Kellior
explained that the proof -of -parking becomes a master plan for the future
planning of the church. He explained that they do plan for a small amount
of overflow parking since they do not want parking on Highway 110. Tilsen
stated that the purpose of the future parking is for the church to plan a "big
picture". Mr. Kellior concurred. Tilsen stated that the topography of the
future parking area is very steep. Mr. Kellior stated agreed that it would
take a lot of work to accomplish the construction of the parking lot. Tilsen
suggested that the master plan for additional parking not be included in the
Conditional Use Permit approval process.
Tilsen inquired about the existing septic system and if it will be expanded.
Mr. Kellior responded that the current design has never been a problem. He
stated that he would like to have an engineer review the existing system.
He stated that the church experiences only intermittent use. Tilsen stated
that they should plan for a system with a high demand usage. Tilsen
suggested that during construction, the septic system area should be fenced
in.
Tilsen inquired if there will be fill brought into the site. Mr. Kellior
responded yes. He stated that he is unsure as the amount, but hopes that it
will be kept to a minimum due to a tight budget. Public Works Director
Danielson informed Mr. Kellior that if more than 400 cubic yards of fill is
brought in, a Conditional Use Permit for Land Reclamation is required.
Tilsen stated that this CUP for Land Reclamation can be included with the
current CUP request. Tilsen suggested that Mr. Kellior work with an
engineer to make exact calculations.
Commissioner Lorberbaum stated that she is interested in hearing from a
Dodge Nature Center representative regarding this request, in particular, the
proposed height of the spire. She stated that the Dodge Nature Center was
concerned with the height of the senior housing complex.
Vice Chair Duggan inquired if the spire will be lit. Mr. Kellior responded that
they have plans to light the steeple.
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Duggan stated that the Planner has suggested additional landscaping. He
inquired about the large trees. Public Works Director Danielson informed
the Commission that the tree moratorium has expired. Mr. Kellior stated
that the church intends to do their own landscaping.
Commissioner Betlej inquired about the proposed construction materials.
Mr. Kellior responded that originally brick was planned but that that was
determined to be too expensive. He stated that they intend to install a high
quality seamless siding that looks like boards. He stated that they are still
considering adding brick to the exterior. He informed the Commission that
they will try to match or blend the new material with the existing material.
Commissioner Koll inquired about parking lot lighting. Mr. Kellior responded
there will be five, 30 foot, shoe box style lights which will cast a 1 or 2 foot
candle light downwards. He stated that this lighting will be just enough
lighting for an individual to unlock a car door. Mr. Kellior stated there is an
existing NSP light on the property. He stated that the proposed lighting will
be of the same intensity as the NSP light but shielded. Commissioner Koll
inquired about lighting time. Mr. Kellior responded that the lights will be
turned off at 10:00 p.m. except when there are special occasions. He
stated there will be security lighting on the property.
Commissioner Koll inquired about traffic control, particularly about ingress
and egress traffic to the church parking lot and from Highway 110. Mr.
Kellior responded that the current traffic situation will be maintained. He
stated there has not been a problem. Commissioner Koll inquired about
services and extra functions the church offers. The Pastor of the church
responded that there are Sunday services, Wednesday evenings during the
Lenten season and occasional special events. The Pastor stated they have
never experienced traffic congestion.
Vice Chair Duggan inquired if there will be any changes in signage. Mr.
Kellior responded that the signage will stay the same. Duggan suggested
that the Church consider painting the sides of the sign to match the church.
Commissioner Koll inquired about landscaping the parking lot area. Duggan
stated that the entrance should be left open as there is a concern for
obstructing site lines. Duggan stated that softening the structure with
landscaping should also be considered.
Vice Chair Duggan opened the meeting to the public.
Dr. Greg Lee, representing the Dodge Nature Center, informed the
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Commission that he is representing the DNC's Board and that he and his
family are members of the church. He stated that the Board is concerned
with lighting that may hamper evening activities on the DNC's property. He
stated that the Board is concerned with additional parking lot and the
drainage associated with the hard surface along with additional traffic that
may generate gas and oil runoff. He stated that they realize there is not a
lot of traffic, but that drainage is a concern because it can be harmful to the
environment. He further stated that he and the Board need to review the
proposed plans indicating the height of the steeple. He stated that they
have not seen these plans. Commissioner Koll inquired about the total
height of the structure. It was determined that the total height is about 48
ft, which is in compliance with the Zoning Ordinance requirement of 52 %
feet maximum height.
Commissioner Lorberbaum moved to close the public hearing.
Vice Chair Duggan seconded the motion.
AYES: 5
NAYS: 0
Commissioner Tilsen noted his concerns with lighting of the property. Vice
Chair Duggan stated that the Church plans need to include light pole ,
locations. Commissioner Lorberbaum suggested that the steeple not be lit.
Mr. Kellior stated that this is a possibility and that they will discuss these
issues with the Dodge Nature Center. Dr. Lee stated that the Board was not
aware that the steeple was going to be lit. Mr. Carl Bohlmeister, Chair of
the Church Counsel, stated that the light will probably be placed on the roof
and shine it upwards.
Vice Chair Duggan suggested that an engineer prepare a drainage plan.
Planner McMonigal informed the Commission that the City Engineer has
reviewed these plans and has concluded that the drainage for this site is
appropriate.
Vice Chair Duggan suggested that the church prepare a landscape plan, for
Council review, which will include plans for softening the building and
parking lot and also indicate which trees will be removed from the property.
He inquired if the trees could be transplanted to another area. Mr.
Bohimeister stated that that has been considered.
Commissioner Tilsen suggested that the Commission's recommendation
should not include the master plan for future parking since it is unnecessary
and that it will encroach the Dodge Nature Center property and create a
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grading/drainage concern.
Commissioner Betlej stated the plans should indicate how far the parking lot
will be encroaching into the 50 foot setback on Highway 110. Mr. Kellior
stated that there will be about a 20 foot encroachment.
Vice Chair Duggan inquired about the existing structures on or near the site.
Mr. Kellior responded that the farm house is not a part of the church
property.
Commissioner Lorberbaum inquired about the trash enclosure. She stated
that she would like to see the trash stored internally. Mr. Kellior stated that
this would not be a problem.
Commissioner Betlej moved to recommend that the City Council approve a
Conditional Use Permit for an addition to the church, a Conditional Use
Permit for Land Reclamation for over 400 cubic yards of fill, and a Variance
of 25 feet into the 50 foot setback for parking purposes subject to the
following conditions:
1. That the church provide a landscape plan showing additional plantings
j along the parking lot on Highway 110 and additional plantings
between the building and Dodge Nature Center which will soften the
impact of the new improvements.
2. That the Church eliminate the outdoor trash enclosure and continue to
store trash as they currently do.
3. That the lighting plan be submitted to the City which demonstrates
that the lighting standards will not exceed 20 feet and the light will
not spill onto adjoining properties.
4. That the future parking master plan not be part of this
recommendation.
Commissioner Lorberbaum seconded the motion.
AYES: 5
NAYS: 0
Vice Chair Duggan called a recess at 9:15 p.m.
Vice Chair Duggan reconvened the meeting at 9:20 p.m.
9
DISCUSS • PLAN FOR
PROPOSED HOLIDAY STATION STORE
(CASE NO. • • CONSTRUCTION)
Mr. Dave Bjorklund and Mr. Dick Bjorklund, representing Bjorklund
Construction, were present to discuss a proposal to construct a Holiday Gas
Station and Store on the southwest corner of Highway 149 (Dodd Road)
and Mendota Heights Road. The Bjorklund's are requesting direction from
the Planning Commission and City Council on the proposed use of their site.
Mr. Dave Bjorklund explained that they have owned the property located at
2511 Dodd Road since 1989. He stated that they purchased this property
with the intent to develop it. He explained that the Holiday Store franchise
is interested in locating a store on the 1.2 acre parcel. He explained that
they intend to save the oak trees on the property and that they intend to
create a large landscape area. Bjorklund stated that they want to create a
residential look using stucco as the main building material.
Bjorklund explained that there are three existing homes on Condon Court.
Vice Chair Duggan inquired if the Bjorklunds have conducted any
neighborhood meetings. Mr. Bjorklund responded that they intend to meet
with the neighborhood to get their feedback. He stated that they realize
they have some hurdles to overcome during this process.
Bjorklund explained that they realize that the Comprehensive Plan designates
this land as LB -PUD and that they are considering amending the
Comprehensive Plan to B (Business). He stated that they are looking to
rezone the property to B-2 and that a Conditional Use Permit and
Subdivision will also be needed.
Vice Chair Duggan inquired about the grade of the property. Mr. Bjorklund
responded that the drop in grade occurs at the northeast corner of his
property. Duggan inquired about soil conditions. Bjorklund responded that
there has been nothing unusual and that there is a well on the property
which serves as a "community well". He stated that City water will need to
be stubbed in. Public Works Director Danielson stated that the City water
will need to come in from the north side of Mendota Heights Road and could
be a real challenge to bring onto the property. Bjorklund stated that the
property is served with NSP gas. He stated there is no City sewer service.
Commissioner Tilsen inquired whether or not a market study had been
completed. Mr. Bjorklund responded that Holiday has completed a study
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and has found this to be a viable site to construct the store. Duggan stated
that the City needs to be provided with a copy of this study.
Vice Chair Duggan stated that the site is not too visible from the highways
and that a pylon sign is likely needed. Mr. Bjorklund disagreed by stating
that this location can be seen from the highways. Duggan noted his
concern for drawing additional traffic to the corner of 1-494 and Dodd Road.
Duggan stated that a current traffic study needs to be completed. He
stated he is concerned with increased back up of traffic on the 1-494 ramps
leading to Dodd Road. Duggan stated there is a lot of traffic generated in
this area which includes student traffic from the private schools on Mendota
Heights Road. Commissioner Koll reminded the Commission of the
increased traffic that will be generated from the new middle school.
In response to a question from Commissioner Tilsen, Mr. Bjorklund stated
that Bjorklund Construction is a custom home builder. Their intent is to
construct a quality building with a residential look. He stated they do not
want to construct a standard looking franchise commercial building. He
stated they would like to use materials including stone, stucco and brick
combinations with a gable roof. Tilsen inquired if there will be a canopy
over the pumps. Bjorklund responded he does not know at this time.
A discussion ensued regarding the comprehensive plan designation and
whether an amendment is needed. Planner McMonigal cited the LB -PUD
definition from the Zoning Ordinance. She stated that with this proposal, it
will change the land use for which this property was planned for.
Commissioner Tilsen stated that he sees this proposal as an asset to the
community and that he does not see this as a contradiction to the use of
the property. Vice Chair Duggan briefly discussed the past history of the
southeast area and how the City vision interprets this area to be a
Algateway" into Mendota Heights.
Duggan suggested that the Bjorklund's consider speaking with the
surrounding neighborhoods which include Condon Court residents, Mendota
Meadows and Friendly Hills.
Duggan stated his concerns with lighting, hours of operation and
ingress/egress traffic flow. He stated the Bjorklund's need to address these
concerns. He stated that traffic speed is a real concern especially with the
schools in the area. He suggested that perhaps the State could consider
reducing the speed in this area.
Is]
Commissioner Lorberbaum stated she does not feel that this site is as visible
as Mr. Bjorklund believes. She noted her concern for adding tall signage in
this area. She stated that she agrees this is the "gateway" to the
community. She noted her concern for the competitors in the area (Fina,
Amoco and SuperAmerica). Lorberbaum stated that she is interested in
hearing more about the proposal but that she is skeptical in believing that
Mendota Heights needs another service station.
Lorberbaum inquired about what percentage of the station will be deli
service. She inquired if the Bjorklund's have considered limiting the number
of students allowed in the store area. She noted her concerns with the high
amount of student traffic, both vehicle and pedestrian.
Commissioner Betlej noted his concern with the low grade. He concurred
with the other Commissioners in stating that he does not want to see tall
signage in the area. He stated that he does not see this service station as
being a complimentary addition to the vision and future of the site. Betlej
noted his concern with traffic in the area and whether there is enough room
to handle additional stacking of vehicles, especially inthe morning hour.
Mr. Bjorklund discussed the land purchased by MnDOT to construct the I-
494 ramps. Duggan noted his concern with turning right to head north on
Dodd Road and the fact that the vehicle must cross over three lanes of
traffic.
Commissioner Betlej stated that there is a possibility of a larger scale
development to the west of this property. He wondered if future service
stations are planned for this area.
Commissioner Lorberbaum was excused at 9:52 p.m.
Vice Chair Duggan stated that he believes this development will have a
dramatic impact on existing businesses and he wondered if there will be
enough business to justify the construction of this service station. He
stated that he does not want to draw highway traffic to the station because
there will be no civic benefit to the City.
Mr. Bjorklund informed the Commission that Bjorklund Construction has
been a part of the community since 1950 and that they should have the
same opportunity to build as other companies have in the area. He stated
that by constructing this service station, money is being spent in Mendota
Heights. He stated that Bjorklund Construction supports business in the
community and that they have a real interest in serving the residents of the
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City. He further stated that they do not believe that they need a significant
visibility using signage and lighting and that they prefer to have a low site
grade.
Commissioner Koll noted her concern for traffic safety. She stated that she
does not see a service station as an asset to the community as it creates
more noise, pollution and lights. She further noted her concern for
aesthetics. She briefly reviewed Richard Putnam's past proposals in the
area and reminded the Commission that the City purchased property in this
area to keep the area "spacious".
Bjorklund briefly discussed the amount of traffic that could be generated
with the construction of a hotel verses a service station, claiming that the
former would generate more traffic.
Commissioner Tilsen wondered what type of uses the City envisions for this
area. He stated that according to the comprehensive plan, potentially a
hotel could be constructed on this property. He stated that the site is lower
and that he feels this is an advantage as .it -creates a natural buffer area
between residential and commercial developments. He stated that he has a
positive feeling about this concept. He inquired how this proposal will tie in
with the residential area. Mr. Bjorklund responded that he believes the
residents will realize that there is a commercial value to their lots.
Mr. Bjorklund stated that they would like to be given a fair chance in
developing this property.
Duggan inquired about the number of pumps being considered. Mr.
Bjorklund responded four dual -side pumps.
Commissioner Tilsen suggested that Mr. Bjorklund consider polling the
community because maybe this would give the Bjorklund's the potential to
explore other opportunities for their site.
I;tll tot 0GUK9j;&IJ;j 1414*1
Vice Chair Duggan moved to table the election of officers until March.
Commissioner Tilsen seconded the motion.
AYES: 4
NAYS: 0
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Public Works Director Danielson briefed the Planning Commission on recent
City Council action on previous planning cases.
There being no further business, the Planning Commission adjourned its
meeting at 10:25 p.m.
Respectfully submitted,
Kimberlee K. Blaeser
Senior Secretary
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