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1998-09-22 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES SEPTEMBER 22, 1998 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, September 22, 1998, 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: Duggan, Koll, Friel, Betlej, Lorberbaum, Kleinglass and Tilsen. Also present were Public Works Director Jim Danielson, Planner Meg McMonigal, Administrative Assistant Patrick Hollister and Senior Secretary Kim Blaeser. APPROVAL OF MINUTES Commissioner Tilsen moved approval of the August 25, 1998 minutes with corrections. Commissioner Friel seconded the motion. AYES: 6 NAYS: 0 ABSTAIN: 1, KOLL HEARING: CASE NO. 98-33: AMB PROPERTY CORPORATION VARIANCE Mr. Bob Cote, of CB Richard Ellis, Inc., was present to discuss a request from AMB Property Corporation for ten foot rear yard setback variances to add loading docks and create a common dock area between two buildings at 2360 Pilot Knob Road and 2331-2373 Waters Drive. Mr. Cote introduced Mr. Todd Mohagen, Landscape Architect and M. Tom Cesear, Engineer. Chair Duggan asked for clarification as to the location of the properties. Mr. Cote responded that the 2360 Pilot Knob Road is the Rollerblade building and 2331-2373 Waters Drive is the Mendota Gateway Commons building. Mr. Cote referred to a site map depicting the actual location of the properties. Mr. Cote further noted that both of the properties are owned by AMB Property, L.P. PLANNING COMMISSION MINUTES - SEPTEMBER 22, 1998 1 Mr. Cote explained that the 2360 Pilot Knob Road building is "L" shaped with the loading docks located at the front of the building. He stated that purpose of the ten foot rear setback variance is to make the property at 2360 Pilot Knob Road more marketable and functional by adding docks to the backside of the building. Mr. Cote explained that the current configuration of the property includes bay depths of 320 feet and a potential "dead space area" of approximately 110,000 square feet. He stated that the issue is for such a large area there is no easy or even reasonable dock access. Cote stated that the tenants must move their product over a long distance for dock access. Cote explained that when the building was built, this was not such a concern because there was rail access along the south end of the building. Cote reminded the Commission that rail service has been discontinued. He also reminded the Commission that the current owner is not the original developer. Chair Duggan inquired about the number of docks located on the east of the property. Mr. Cote responded 32 docks. Mr. Cote explained that a grass berm will be designed to separate the docks from the main portion of the building. Chair Duggan noted his concerns for the lack of landscaping and suggested that trees be added to the berm area. Mr. Cote stated that this is an option but informed the Commission about snow removal and the placement of snow on the berm. Chair Duggan inquired if an additional variance is required due to the loss of open space. Mr. Cote stated that with the current variance request, the open space is 28 percent. He stated that 25 percent is required. Duggan inquired about the pond and whether a Wetlands Permit is needed. Public Works Director Danielson informed the Commission that the holding pond was created at the time of the original development and that it is not a part of the wetlands system. In response to a question from Commissioner Tilsen, Mr. Cote explained that an easement. agreement will be executed between the two properties. Tilsen stated his concern for the width of the driveway and whether the driveway is is conducive to the turning radius of emergency vehicles. Commissioner Tilsen inquired if the applicant has considered adjusting the lot line so that a variance is not needed. Mr. Cote responded that if the lot lines are adjusted, then he is concerned that the required open space ratio would be decreased. He stated that he would rather keep the integrity of the lots in place. Mr. Cote stated that while the property is owned by the same management company, they intend to maintain the property as if there are two separate owners. Cote stated that with this in mind, an easement PLANNING COMMISSION MINUTES - SEPTEMBER 22, 9998 2 agreement will be developed. Commissioner Lorberbaum inquired how the green space calculations are determined for each properties if they are to be considered two separate properties. Public Works Director Danielson explained that MnDOT acquired right-of-way for highway improvements. He reminded the Commission that the property owner did have to apply for setback and green space variances as a result of the highway improvements. Danielson explained that a hardship has already been established because when the property started with adequate green space and when MnDOT acquired right-of-way for highway improvements, the green space was reduced. Mr. Cote stated that in August of 1997, the Rollerblade property had 20.58 acres with 31 percent green space or 28 percent with the pond excluded. Commissioner Lorberbaum inquired about the home located north of the parking area. Danielson responded that it is a single family home within the Industrial Zoning District. Commissioner Friel stated that the original building was constructed for the original owner's specific use. Friel stated that the City cannot anticipate future changes in ownership and that the building may not suit a new owner's uses. He stated that according to the City's ordinances, no hardship has been established. Mr. Cote stated that the current space is not functional and from the standpoint of today's market it is no longer functional. He stated that there is approximately 110,000 square feet of space with no access. He stated that with today's current market, this building has an extreme disadvantage in competing with newer developments. Commissioner Friel stated that this argument can be made with almost every other building in the City's industrial park. Commissioner Tilsen reiterated that with an adjustment in the lot lines, a variance would not be needed. He stated that this would be a simple and easy reconfiguration of lot lines. Mr. Cote stated that this process could put the property out of compliance with the City's required green space percentages. Mr. Cote stated that the variance request is the best way to help market the property and that the building may sit vacant if the improvements are not made. In response to a question from the Commissioner, Public Works Director Danielson stated that staff has determined that the amount of the variance PLANNING COMMISSION MINUTES - SEPTEMBER 22, 1998 3 cannot be reduced because staff could not find a lot line configuration that did not require a variance. Commissioner Koll inquired about the placement of the landscape berm. Mr. Cote explained that the berm will be 18 feet long and that the placement of the berm will act as a transition from the high to low portions of the property. Chair Duggan suggested that additional shrubbery/trees be considered. Mr. Cote stated that additional plantings can be added. Commissioner Tilsen stated that trees and additional plantings should be added along the abandoned railway with the idea of enhancing a future trail system in this area. Chair Duggan opened the meeting to the public. There was no one present to discuss this request. Commissioner Betlej moved to close the public hearing. Commissioner Tilsen seconded the motion. AYES: 7 NAYS: 0 Commissioner Tilsen moved to recommend that the City Council grant 10 foot rear yard setback variances for the driveway setbacks as they serve to alleviate a practical difficulty for the buildings at 2360 Pilot Knob Road (Rollerblade) and 2331-2373 Waters Drive and it will not negatively impact the adjacent properties with the following -conditions: 1 A green space or berm area of 18 feet be placed on the east side of the dock and that better than reasonable landscaping be maintained. 2. A cross -access easement is filed with each property to ensure common usage. 3. All of the requirements of the City Engineer are met. Chair Duggan seconded the motion. AYES: 6 NAYS: 1, FRIEL PLANNING COMMISSION MINUTES - SEPTEMBER 22, 9998 4 CONTINUED HEARING: CASE NO. 98-32: CITY OF MENDOTA HEIGHTS - ZONING ORDINANCE AMENDMENT B-1 ZONING DISTRICT Chair Duggan explained that the Planning Commission continued this public hearing from their August 25, 1998 meeting in order to give the Commission more time to consider the amendment. In response to a question from Commissioner Friel, Public Works Director Danielson explained that the LB -PUD Zoning District refers to the B-1 Zoning District. Planner McMonigal stated that the property within the City is guided as LB -PUD and that the underline zoning is residential. Chair Duggan opened the meeting to the public. There was no one present to discuss the zoning ordinance amendment. Chair Duggan moved to close the public hearing. Commissioner Friel seconded the motion. AYES: 7 NAYS: 0 Commissioner Friel moved to recommend that the City Council amend Ordinance No. -4011 by°removing hotels/motels as conditional uses in the B-1 and LB -PUD zoning district. Chair Duggan seconded the motion. Commissioner Betlej inquired as to why this type of use does not qualify as a special use within these districts. He stated that if he was a developer, he would be concerned that if he owned property with the intention of developing it with a hotel/motel on the property, he would be very concerned that the use of the property has been changed. Chair Duggan stated that the property still has many uses available. Betlej stated the he is concerned that the City may be taking away a higher and better use of the land. Commissioner Friel stated that the City is justified in amending the ordinances because of it benefits the health, safety and welfare of the community. The Commission discussed concerns related to lighting and 24 hours operations which are inconsistent uses next to residential developments. PLANNING COMMISSION MINUTES - SEPTEMBER 22, 1998 5 Commissioner Betlej stated that the residential areas have existed prior to the Gould building and Larry Lee's development. It was noted that Mr. Lee's development was rezoned from B-1 A to B-1 and that the Gould site is still zoned B-1 A. Chair Duggan stated that the other three sites zoned B-1 are not suitable to any type of hotel/motel use. He stated that it is hard to determine what future buildings will fit on the property and that the City should be concerned with existing residential neighborhoods. Commissioner Tilsen stated that the several zoning changes have been made in the B-1 area and that the City's vision has changed over the years. He stated that the City should make constant improvements to its zoning ordinance as a result of the land use changes. He stated that the zoning ordinance does allow hotels within the City's Industrial District. kybell I quo] ill W I sm 1:1 k7i LOA I L•1- AYES: 0 AYES: 7 NAYS: 0 VERBAL REVIEW Public Works Director Danielson gave a brief review of Council action regarding previous planning applications. There being no further business, the Planning Commission moved to adjourn its meeting at 8:40 p.m. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary PLANNING COMMISSION MINUTES - SEPTEMBER 22, 1998 6