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1998-04-28 Planning Comm Minutes1 11 117-1121-11,1HMORM PLANNING COMMISSION MINUTES APRIL 28,1998 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, April 28, 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: 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. WI 11TINi Commissioner Lorberbaum moved approval of the March 24,1998 minutes with corrections. Commissioner Koll seconded the motion. AYES: 5 NAYS: 0 ABSTAIN: 2, FRIEL, BETLEJ CASE NO. 98-20: CARPENTRY SERVICES - VARIANCE Mr. Jesse Zepeda, of Carpentry Services, Inc., was present to discuss a request for a 7 foot front yard setback variance for a home addition at 1670 Mayfield Heights Road. Commissioner Friel informed the Commission that he has a professional affiliation with this applicant and that he would not be participating in the review of this application. Mr. Zepeda informed the Commission that this variance would allow the addition to be built 23 feet from the property line versus the 30 feet that is required by the City's Zoning Ordinance. He stated that the surrounding homeowners are all in favor of the addition and that they have all given their signatures of consent. As requested by Chair Dwyer, Mr. Zepeda informed the Commission that the home was built at an angle to the street and is 12 feet from the front property line at the closest i corner. He stated that the placement of the house is a hardship because it would not be PLANNING COMMISSION MINUTES - APRIL 28,1998 possible to add on to any other side of the home. Chair Dwyer inquired if Ms. Phillips is the original homeowner. Mr. Zepeda answered no. Chair Dwyer moved to waive the public hearing. Commissioner Koll seconded the motion. AYES: 6 NAYS: 0 Commissioner Koll moved to recommend that the City Council grant a 7 foot front yard setback variance which would allow the construction of an addition at 1670 Mayfield Heights Road. Commissioner Betlej seconded the motion. AYES: 6 NAYS: 0 HEARING: CASE NO. 98-11: RLP ARCHITECTS - VARIANCE Mr. Mark Pope, of RLP Architects, was present to discuss a request for a 1.5 foot side yard setback variance for a porch addition located at 689 Arcadia Drive. Mr. Pope informed the Commission that this home is located off of Highway 13 in the Ivy Falls area. He explained that the property owners would like to replace their current screened in porch with a 4 season house addition. He explained that only a small portion of the porch would encroach into the setback area. In response to a question from Chair Dwyer, Mr. Pope stated that the Johnsons have been out of town and were unable to obtain signatures of consent. Chair Dwyer opened the meeting to the public. There was no one present to discuss this issue. Chair Dwyer moved to close the public hearing. Commissioner Friel seconded the motion. AYES: 7 NAYS: 0 PLANNING COMMISSION MINUTES - APRIL 28,1998 2 Commissioner Tilsen stated that this request is a small impact and that he has no concerns since the porch already exists. Commissioner Koll concurred and stated that a small fraction of the addition extends into the corner of the property. She stated that this will be a positive improvement to the site. She informed the Commission that she has spoken with some of the neighbors in the area and that they have no objections. She stated that one neighbor commented about the existing fence and suggested that it be repaired. Commissioner Betlej inquired about a hardship. Mr. Pope stated that the structure would not be usable if it constructed smaller than proposed. Commissioner Friel stated that this is yet another circumstance where a variance request is so minimal and that the City Council needs to amend the ordinance to allow for approval with signatures of consent. Commissioner Betlej moved to recommend that the City Council grant a 1.5 foot side yard setback which would allow the construction of a 4 season porch addition at 689 Arcadia Drive. Chair Dwyer seconded the motion. AYES: 5 NAYS: 0 ABSTAIN: 2, FRIEL, LORBERBAUM HEARING: CASE NO. 98-13: LILYHOLM AND LILYHOLM, INC. VARIANCE Mr. Len Lilyholm, of Lilyholm and Lilyholm, Inc., was present to discuss a request for a 10 foot front yard parking lot setback variance for TAJ Technologies soon to be located at 1150 Northland Drive. Mr. Lilyholm explained that TAJ Technologies is looking to relocate from a rental space in Bloomington to their own building in Mendota Heights. He stated that the property is kitty corner from SuperAmerica and General Pump off of Northland Drive. He stated that this is a difficult site in that it is quiet narrow with a significant drop to a wetlands area. He stated that this variance request will allow for a double loaded parking lot. Chair Dwyer opened the meeting to the public. There was no one present to discuss this request. PLANNING COMMISSION MINUTES - APRIL 28,1998 3 Chair Dwyer moved to closed the public hearing. Commissioner Betlej seconded the motion. AYES: 7 NAYS: 0 Commissioner Tilsen stated that he can see a practical difficulty with this site. He inquired if the contractor has considered moving the building further onto the property which would create the need for additional fill and retaining walls, but would not require a variance. Mr. Lilyholm stated that do not intend on filling the property but that they will be cutting out the crown of the property. He explained that the parking lot will not be visible from the street because the street will be lower than the property. He stated that they feel that this building is as narrow as they can go. Tilsen stated that fill would be needed in the back if the placement of the building was 10 feet further back. Mr. Lilyholm concurred as well as acknowledging that a retaining wall would be needed. He stated that this would be an expensive process. Tilsen inquired if trees would be affected if the building were moved back 10 feet. Mr. Lilyholm stated that there is a lot of overgrowth in this area and that they will do the best they can to save the most valuable trees. Tilsen stated that he would prefer to not see a 10 foot variance and that he would like to see alternative ideas. Mr. Lilyholm explained that if a variance is not granted, only a single loaded parking lot will be constructed and that it will be very difficult to rearrange the parking lot with a single loaded driveway. He stated that the building will be two stories with a walkout. He stated that if this is changed, a significant amount of fill will be needed. Commissioner Duggan inquired about what inspired Mr. Lilyholm to design this building for this site. Mr. Lilyholm explained that the difficulty of the site is what created the style of the building. Lilyholm explained that the building will be 12,000 square feet and that it will not have a loading dock area. He explained that all deliveries will be made through the front door. Mr. Lilyholm confirmed the second phase of the building will utilize the same style of building. Duggan stated that the future site will also need a variance. Duggan stated that this design is a marvelous addition in this area. Commissioner Lorberbaum inquired about landscaping, in particular screening of the parking lot. Mr. Lilyholm acknowledged that he is aware of the City's minimum landscaping requirements. He informed the Commission that the intend to install deciduous trees (not evergreens) as well as trees that provide a canopy. Lorberbaum stated that she is looking for a natural barrier. Mr. Lilyholm responded that the site provides a natural barrier and that the site will be hidden from the street. Commissioner Betlej inquired about the design feature of the circular driveway. He stated that the building needs approximately 30 to 40 feet to accommodate the circular PLANNING COMMISSION MINUTES - APRIL 28, 1998 4 driveway. He noted that if the circular driveway was eliminated, then a variance would not be needed. Lilyholm responded that the parking would then be pushed closer to the building. He stated that the owner would prefer a circular driveway. He informed the Commission that the proposed circular driveway is similar to that of the City Hall driveway. Betlej suggested that if the plan were to be flipped, then a variance would not be required. Lilyholm responded that this idea would change the configuration of the offices within the building. Betlej inquired if there is any other designs to accommodate the circular driveway. Commissioner Friel stated that the applicant has demonstrated a hardship and that he feels that this is an excellent plan. Commissioner Koll concurred. Commissioner Duggan moved to recommend that the City Council grant a 10 foot front yard parking variance which would allow the construction of a new building at 1150 Northland Drive. Commissioner Friel seconded the motion. AYES: 5 NAYS: 2, BETLEJ, TILSEN CONTINUED HEARING: CASE NO. 98-07: SEMPER DEVELOPMENT: COMPREHENSIVE PLAN AMENDMENT, REZONING AND SUBDIVISION Chair Dwyer stated that this hearing was continued from the Commission's March 24 regular meeting. He stated that the applicant had requested a continuance to allow more time to submit additional information as per the March 17, 1998 City Planner's report. Dwyer stated that at the March meeting, the Commission recommended approval of a Conditional Use Permit which would allow the construction of a permanent 12 foot high fence. Dwyer explained that Mendakota Country Club wishes to lease two acres of its property, located at the southwest corner of Dodd Road and Highway 110, to Walgreens. He stated that the money, generated by the lease, would allow the construction of a new maintenance facility. He stated that the Club intends to tear down existing sheds on the site. Dwyer explained that this request is for a Comprehensive Plan Amendment, Rezoning and Preliminary Plat. Mr. John Kohler, Semper Development, was present to discuss this request. He first introduced Mr. Howard Dahlgren who was present to give a some past planning history PLANNING COMMISSION MINUTES - APRIL 28, 1998 within this area. Mr. Dahlgren informed the Commission that he is a retired planning consultant for the City of Mendota Heights. He informed the Commission that he is not representing the developer and that he believes that he can make a statement as to the history of this area and to point out past issues the Commission may not be aware of. Dahlgren explained that over 45 years ago, the City of Mendota Heights was one of the first cities in the metro area to undertake a planning program. He explained that the original comprehensive plan was completed in 1960 and that an amendment was completed in 1979. He acknowledged that the City is currently in the process of amending the comprehensive plan. Dahlgren stated that in 1983 the City Council directed a task force to study the future of the downtown Mendota Heights area. Dahlgren explained the uniqueness of Mendota Heights in that the City has two major highways running through it. He discussed how the Highway 149 was originally slated to be a major highway and that the MnDOT never followed through with their plans because of the other highways within the City. He explained how the Mendota Plaza and Dakota Bank were constructed with the idea of highway right-of-way fronting the properties. Dahlgren explained that there is a task force file available for review and he suggested that the Commission review this file. Dahlgren reviewed the task force report and noted that the task force was of the opinion that the downtown Mendota Heights area would be bested suited with commercial development. Dahlgren briefly reviewed the different scenarios related to how the downtown area could be developed (as per the task force report). He discussed the specific problems related to how the Mendota Plaza is oriented the wrong way on the land, the possibility of building an interchange with a bridge, a cul-de-sac road, or loop South Plaza Drive. He explained that the task force recommended that the existing South Plaza Drive should be extended to cross Highway 110, which would keep Highway 149 in its present location. Dahlgren explained that the Task Force recommendation was never followed through because Mendakota Country Club, who was interested in developing the southwest corner as commercial property, decided not to go through with selling its land. Dahlgren stated that there are a lot of good concepts to review and that one of them is to expand the Mendota Plaza. He stated that if Mendakota Country Club is allowed to sell its land, this development may contribute to a positive commercial growth in this area. Commissioner Friel noted that there was also a minority report as well as a full Task Force report and that the minority report disagrees with the full Task Force report. Mr. Dahlgren responded that he remembers a minority report. He further pointed out that an PLANNING COMMISSION MINUTES - APRIL 28, 1998 6 economic development report was never completed. He stated that without such a report, the City could not be sure it would be making the right decision. Friel stated that the task force report did raise the issue of whether or not an additional mall would be economically sensible and that the existing shopping center was too small to be successful plus the access is difficult. Commissioner Betlej inquired if the right-of-way still exists. Mr. Dahlgren responded yes. Commissioner Friel stated that it is impaired due to the construction of the senior housing complex. The Commission thanked Mr. Dahlgren for his historical input. Mr. Daryl Mueller, Acting President of Mendakota Country Club, stated that his club has been very successful in working with the City over the years. He stated that the proposal ties into the club's master plan. Mueller explained that the club intends to remove three old buildings and replace them with a new state-of-the-art maintenance facility. He explained that this facility will store equipment as well as chemicals. He stated that they intend on removing the white trailer. He acknowledged that the trailer is an eye sore. Mueller explained that they would like to reposition golf hole number 2. He stated that by moving this hole into the interior of the course will help eliminate safety issues on Dodd Road. Mueller stated that the two acres (in which Walgreens wishes to construct a building on) is not needed by the club. He stated that the Club's membership had an overwhelming vote to process this application through the City Council. Mr. John Kohler, Semper Development, explained that the proposed Walgreens will be considered a neighborhood retail use and not a regional use. He informed the Commission that the proposal has gone through many changes over the last month and that one of the major changes is related to traffic and the fact that MnDOT has had some input. Kohler explained that two accesses to the proposed Walgreens from Dodd Road have been included. He explained that one is directly across from the shopping center and the other is further to the south. He noted that additional turn lanes will be constructed. Kohler explained that the steep bank along Dodd Road will be eliminated which will allow for snow storage. Kohler explained that the proof -of -parking shows 74 parking spaces with 20 that could be added at a later date. He noted that Walgreens does not need over 75 parking stalls. He stated that with the parking stalls limited to 74, the north side of the building will be pulled further into the lot, thus allowing more green space. He noted that parking has been eliminated from the rear of the building. He stated there will be a large berm PLANNING COMMISSION MINUTES - APRIL 28,1998 7 located at the primary entrance of the facility and that there will be no loading dock. He stated that the trash receptacle will be enclosed. He explained that there will be a drive through prescription window. Kohler explained that the perimeter of the site will include flowers and landscaping which will be maintained by the golf course personnel. He stated that there will be evergreen shrubbery. Kohler stated that the Planner has suggested that they add 5 percent more landscaping and that they will do so by landscaping the parking lot islands. Kohler reviewed the grading plan as well as the elevation plans. He noted that Walgreens will be facing Highway 110. The building will consist of Carolina Ceramics face brick on all four sides with stucco overhangs on each side of the entry and raised glass area over the entry. He stated that all roof top units will be screened. Mr. Ted Axt, of Parsons Brinckerhoff, was present to discuss the traffic calculations. Chair Dwyer inquired about correspondence from MnDOT. Mr. Kohler stated that MnDOT has informed him that they do not write letters and that they will only issue permits. He stated that they have not issued any permits and that they are currently reviewing the proposal. Mr. Axt stated that he has worked with MnDOT in the past and that it is never easy getting MnDOT to process permits in a timely fashion. Axt stated that he made site visits to review access options as well as safe and effective way of travel in this area. Axt reiterated that both an access plan and site plan have been submitted to MnDOT. He stated that MnDOT is concerned with these issues. Chair Dwyer inquired if the traffic study is based on the plans submitted to MnDOT. He noted that Walgreens will be paying for the improvements. He inquired if Walgreens will be paying for a semaphore. Mr. Kohler responded possibly, if warranted. Axt explained that for a 14,000 square foot facility, 1230 vehicle trips (615 In/615 Out) are to access/egress the site per day. He explained that the site is estimated to generate 38 trips (22 In/l6 Out) during the roadway's morning peak hour and 146 vehicle trips (72 In/74 Out) during the roadway's evening peak hour. Axt stated that the newly generated traffic is based on the existing evening peak hour volumes of Dodd Road and Highway 110. He explained that the report is a conservative analysis and that no pass -by trip reduction was used, and that all traffic is assumed to be destined to/from Walgreens. Axt stated that the existing movements are predicted to remain unchanged in terms of average delay and level of service. He stated that vehicles entering the site will be provided with either an exclusive left or right turning lane and will not degrade mainline traffic operation. He stated that vehicles exiting the site will experience delay while waiting for a suitable gap in traffic. He stated that the capacity of the movement (105 PLANNING COMMISSION MINUTES - APRIL 28,1998 8 vehicles/hr) is not exceeded and the delay will not impact Dodd Road capacity. Act stated that the signalized intersection will produce gaps in traffic that will assist in facilitating the exiting left -turn movements. Axt stated that they are aware of the City's concern with respect to the signalized intersection and adding more traffic there. He explained how level of service (LOS) is determined and how it is ranked: A to F, with F being the worst ranking. He stated that during the evening rush hour, the ranking for people turning left from the Mendota Plaza is E and the ranking for people turning left from Walgreens is F. Chair Dwyer noted his concerns for pedestrian safety as they cross from Mendota Plaza to Walgreens. Commissioner Duggan pointed out that drivers will need to cross six lanes of traffic if leaving Walgreens parking lot to Mendota Plaza. Commissioner Duggan asked for clarification regarding the number of trips. Mr. Kohler pointed out that this Walgreens will not be a 24 hour operation. Commissioner Duggan noted his concerns for safety and that the peak hour of business is during dinner time. Chair Dwyer noted that most pedestrians will be children riding bicycles. Mr. Axt stated that for safety reasons, Walgreens is providing two access drives. Commissioner Friel inquired if Mr. Axt is suggesting that adding an additional entrance will improve the safety/traffic conditions. Mr. Axt responded that it will not degrade or change mainline traffic. Commissioner Friel pointed out that before he leaves the Mendota Plaza entrance, he has five specific areas to be aware of before pulling out into traffic. He stated that by adding two more locations, there will be seven areas of concern. He stated that he believes that there will be safety concerns. Chair Dwyer inquired how long an individual will need to wait before they pull out of the mall. Mr. Axt responded that the analysis indicates only seconds. Commissioner Friel inquired if turning movements into/and out of Amoco were considered. Mr. Axt stated that in terms of time to get across the signalized intersection, there will be an additional %2 second. Commissioner Betlej noted his concern with crossing through six lanes of traffic from Walgreens heading north bound. He stated that he was also concerned with the number of vehicles leaving Amoco and becoming a part of the Walgreens traffic. In response to a question from Commissioner Tilsen, Mr. Axt stated that MnDOT is concerned with not only exterior traffic on the roadways but also interior traffic (within parking lots). Commissioner Tilsen noted his concerns with increased level of traffic on Dodd Road as well as the stacking of vehicles. He pointed out that the Mendota Mall entrance and the Walgreens entrance do not line up. Tilsen inquired about the width of Dodd Road as well as the speed limit. Tilsen further noted that the existing shopping center has an access problem and that the Walgreens proposal does not change this situation. In response to a question from Commission Tilsen regarding stacking, Mr. Axt PLANNING COMMISSION MINUTES - APRIL 28, 1998 9 stated that the worst case scenario will be 3 to 4 vehicles and that they will all clear at once because of the gaps created by the signals at Highway 110 and Dodd Road. Commissioner Tiisen noted his concern with pedestrians crossing, in particular children. Chair Dwyer inquired how the seniors from the senior housing complex will be able to access Walgreens. Mr. Kohler responded that they would have to go to the signalized intersection and then walk back up to Walgreens. He stated that not a lot of seniors will do this. Commissioner Koll stated that she is concerned that in the future, there will be no drug store to help service the seniors. She noted how the Snyders in West St. Paul is not doing so well and that the Walgreens is. In response to a question from Commissioner Betlej, Mr. Axt explained abbreviations such as: PCPH (passenger cars per hour) LOS (level of service). Commissioner Betlej inquired when the vehicles were counted. Mr. Axt responded in April. Betlej noted that at this time, Mendota Plaza is not fully utilized as it would be during the summer months. He inquired how it will change when the mail generates more traffic during the summer months. Chair Dwyer opened the meeting to the public. Mr. John Streeter, representing Mendota Mall, informed the Commission that the City Council has not allowed the Mall to expand. He stated that the Council would like to have a master plan in place before any expansion occur. He stated that he believes the City should be fair in its expectation of creating a master plan for the entire downtown area - which includes the Walgreens proposal. Mr. Paul Steenberg, 804 Ridge Place, stated that he sees no reason to add another drug store in this area. He further stated that he believes there is more than enough room for constructing one at the mall site if needed. Mr. J. Stringer, 820 Hilltop, stated that he is concerned for adding additional eye sores in this area and that he does not believe additional traffic is necessary. He stated that he has heard that this project will not go through and that he believes the City should stick to its zoning requirements. He noted his concern with the developer not sticking to their original intentions. Mr. Mike Bader, resident of Mendota Heights and member of Mendakota Country Club, stated that at least 10 percent of the golf balls from Hole No. 2 end up on Dodd Road. He stated that this a real safety hazard. He stated that he believes that the additional congestion will only create minor fender benders. He stated that he does not believe that PLANNING COMMISSION MINUTES - APRIL 28, 1998 10 this will create any more congestion than the Holiday Gas Station and Amoco sites do in Lilydale. Commissioner Friel stated that he had never heard of problems with respect to golf bails leaving the golf course and ending up on Dodd Road. Mr. Gary Gustafson, 1423 Cherry Hill Road, stated that he has lived in Mendota Heights for 20 years. He stated that he likes Walgreens and that it would be nice to drive to one in Mendota Heights. He noted that he is in the real estate business and that by allowing Walgreens to develop, will help generate more retail within this area. He stated that this would be a "windfall" for the City in that it will create an additional $70,000 to $80,000 in taxes. He stated that he supports this concept. Mr. Brian Birch, Willow Lane, stated that he owns the northeast corner of land on Dodd Road and Highway 110. He noted that he is quite upset that Howard Dahlgren was allowed to speak during tonight's meeting. He stated that he has lost over $100,000 over the years because he has not been allowed to develop his property. He stated that he wanted to put a car wash on his property and that the City would not allow him to. He noted his objections to the SuperAmerica car wash on Lexington Avenue and Highway 110. He stated that he has been unjustly treated by the City over the years. Mr. Birch stated that if the City had allowed him to develop his property, then the road conditions would have been improved. He stated that he invites Walgreens to build on - his property. He stated that Walgreen representatives have spoken to him regarding his property. Mr. Ken Schweiger, 683 Ocala Lane, stated that he is an 18 year resident of the City and noted that he is in favor of the project. He stated that he is a member of the country club and that he believes there is a real safety concerns with respect to golf balls flying into Dodd Road. He further noted his concerns with snowplowing and that this development will help alleviate these concerns. He stated that he would not mind seeing another drug store in the City. Mr. Lou Brenner, speaking on behalf of Semper Development, noted that he has spoken with Mr. Birch and informed him that Walgreens is not interested in placing the store on the northeast corner of Dodd Road/Highway 110. He further noted that he was a resident of Mendota Heights for many years as well as member of Mendakota. He stated that Walgreens cannot lease from Mendota Plaza because Snyders has an exclusive clause in their rental agreement at this site. He stated that the City Council has been interested in developing this site for some time and that he believes that this proposal is an excellent proposal. He reminded the Commission that the Walgreens store will serve the driving public. Brenner stated that he too had served on the Task Force and confirmed that the country club never got its marketing study completed. He stated that he believes the City needs something to stir up the retail business in this area and that this proposal will accomplish that. PLANNING COMMISSION MINUTES - APRIL 28, 1998 11 Mr. Jerry Jenniges, 800 Ridge Place, stated that he is not too crazy about looking at a big Walgreens sign from the front of his home. He stated that he did not realize that the country club would need Walgreens to allow them to change their golf course. Chair Dwyer called a recess at 9:52 p.m. Chair Dwyer reconvened the meeting at 10:08 p.m. Commissioner Friel stated that the ordinance is specific in its intent on discussing the need for exceptional conditions to change the comprehensive plan designation on a parcel of land. He stated that the city needs to claim a basis for a comprehensive plan amendment and that no specific explanation has been presented as to why the City should consider amending its comprehensive plan as well as its zoning ordinance. Commissioner Friel inquired as to what the applicant feels are the exceptional conditions to give rise to such a change in use of this land. Chair Dwyer inquired what good does this proposal serve to the community. Mr. Kohler responded that the proposal offers a high quality, high level, neighborhood retail store. He stated that this store would serve as the catalyst in developing this area and that it would improve the entire area by setting a high standard for retail service. He stated that the corner is exceptional in that it offers high visibility and that he considers it to be a classic commercial corner. Commissioner Friel pointed out that the City has undergone two comprehensive plan amendments and that during this time, the golf course remained guided as a golf course. Commissioner Friel pointed out that with the proof -of -parking, there is an inadequate amount of impervious surface. Planner McMonigal confirmed this by stating it is inadequate by about 7 percent. Commissioner Friel stated that the preliminary plat material indicates that the boundaries do not co -exist and that it does not include the driveway that juts off to the south and provides the second access to Dodd road. He stated that it appears this driveway will be on the country club land. Mr. Kohler stated that the country club is leasing the land with an easement for the second access. Commissioner Tilsen noted that Walgreens would be signing a 20 year lease with an option to go further. He noted his concern with the building being used by another entity. He stated that the building is very plain (square)) and that it may not be very pleasing or intriguing to potential buyers. He inquired as to what other users may be interested in this building in the future. Mr. Kohler responded that it could be used as retail space and that it would more than likely undergo renovation if another use were contemplated. He stated that Walgreens is expanding nationwide and that while Commissioner Tilsen has a point, he believes that this will not be an issue in the future. Commissioner Tilsen stated that Mendota Heights has a reputation in asking for "more" from developers (i.e., SuperAmerica at Lexington/Highway 110). He stated that the City likes to ask for architectural perks. Chair Dwyer pointed out that there are no computer generated PLANNING COMMISSION MINUTES - APRIL 28,1998 12 pictures available. Commissioner Betlej stated that while Walgreens was out looking for sites, why didn't they look for a more densely populated area. Mr. Kohler explained Walgreens policy on researching sites and that this particular site meets their standards for retail accommodations. Betlej inquired if there is enough demand in this area for an additional drug store. Betlej stated that he does not believe there is enough demand. Commissioner Lorberbaum stated that the review process is centered around whether the City should amend its Comprehensive Plan. She stated that there are a lot of factors in determining this such as adding another drug store in the area and whether the second golf hole really needs to be moved. She noted that it appears the club's master plan continues to evolve on a regular basis. She noted an additional factor such as the Mendota Plaza being strangely situated on the parcel of land. She stated that the City needs to look at the entire package and the City needs to be responsible. She stated that she would like to see this matter tabled to allow time to determine what the City wants to do with the downtown area. Mr. Kohler responded that they would like to begin construction as soon as possible. He stated that he would rather not have the item tabled. Commissioner Koll noted her concerns for additional traffic and stated that MnDOT has made improvements to the intersection and that it is still unsafe. Mr. Kohler acknowledged the Commission's concerns regarding traffic and pedestrian safety. He stated that they will research this issue in time for the City Council meeting next week. Commissioner Betlej inquired if the interior traffic could be reconfigured to help the flow of traffic. Mr. Kohler stated that there will be minimal traffic pulling through the drive through and that there will not pedestrian conflicts within the parking lot. Commissioner Duggan noted his concern with the architectural design of the building. He stated that he believes the structure will be too tall for the site. He further noted that the landscape screening appears to be only for the benefit of the country club. Mr. Kohler responded yes and that they do not want to screen the building from the highway. Commissioner Duggan stated that the Mendota Heights community looks at these issues much differently than other communities. He stated that he would like to see the City work with Walgreens and the country club. He stated that he believes the traffic situation will work if a signal was constructed. Chair Dwyer moved to close the public hearing. Commissioner Friel seconded the motion. AYES: 7 NAYS: 0 PLANNING COMMISSION MINUTES - APRIL 28,1998 13 Commissioner Friel moved to recommend that the City Council deny the request for a comprehensive plan amendment, a rezoning, and a preliminary plat for the Walgreens on the southwest corner of Highway 110 and Dodd Road as proposed due to the following reasons: 1. The failure of the applicant to provide justification for a Comprehensive Plan Amendment. 2. The failure of the application to meet impervious surface requirements. 3. The negative impact of the development on traffic safety. 4. The negative impact of the development on the health, safety and welfare of the community. Commissioner Koll seconded the motion. AYES: 6 NAYS: 1, DUGGAN Commissioner Duggan noted that he opposed the motion because he feels a Walgreens could be an appropriate use for the corner if design details could be worked out between the applicant and the City. HEARING: CASE NO. 98-08: MENDAKOTA COUNTRY CLUB - CUP FOR PUD Mr. Bob McKinney, representing Mendakota Country Club, was present to discuss a request for a Conditional Use Permit for Planned Unit Development which would allow the construction of a 9,000 square foot maintenance facility along Dodd Road. Mr. McKinney explained that Mendakota would like to construct a new maintenance facility and redesign holes #2 and #3. He explained that the facility would replace the existing facility, which consists of several small garages and a trailer. He explained that the maintenance facility will be moved from the interior of the golf course to the corner of Dodd Road immediately north lot of the Fire Station, at the existing #2 tee box. He stated that access would remain in the same location as it is now, with an entry driveway and paved parking area for 20 cars. McKinney stated that the building materials will be rock faced concrete block. McKinney apologized that building elevations were not submitted because they are trying to not spend a great deal of money. He stated that this proposal is waiting for the Walgreens proposal to be approved. PLANNING COMMISSION MINUTES - APRIL 28,1998 14 Chair Dwyer opened the meeting to the public. There was no one present to discuss this request. Chair Dwyer moved to close the hearing. Commissioner Friel seconded the motion. AYES: 7 NAYS: 0 Commissioner Friel inquired about the existing building's outside lighting. McKinney responded that it has two floodlights with photocells illuminating them at nighttime. Friel inquired about lighting on the new facility. Mr. McKinney stated that he is looking for suggestions from the Commission. He thought maybe motion sensitive lighting would be sufficient. He stated that he does not want to see floodlights extending onto Dodd Road. McKinney stated that lights are definitely needed for safety reasons. Commissioner Koll inquired about the existing fuel tanks. McKinney explained that the 1,000 gallon tank would be removed and that a new tank would be installed underground. He stated that a diesel tank is located at the clubhouse and that they hope to add one more diesel tank at the new facility. He stated that the fire marshal prefers to have these tanks stored underground. Commissioner Tiisen inquired about the parking lot setback. Mr. McKinney stated that he believes the setback to be the same as the fire station setback. He stated that there is enough room for the parking lot as well as landscaping. In response to a question from Commissioner Friel regarding parking lot setback, Planner McMonigal stated that there is no requirement within the residential district and that because this is a PUD, the City has jurisdiction to determine the setback and that typically the commercial district setback applies. Commissioner Friel moved to recommend that the City Council approve the requested Conditional Use Permit for Planned Unit Development with the following conditions: 1. That the building elevations be drawn as per the City Planner's suggestions. 2. That exterior lighting be installed as motion sensitive lighting. 3. That the building and parking lot setbacks be consistent with the requirements within the City's commercial zoning district. Commissioner Duggan seconded the motion. AYES: 7 PLANNING COMMISSION MINUTES - APRIL 28, 1998 15 NAYS: 0 CASE NO. 98-12: CUPFORPUD Mr. Duane Thorbeck, of Thor Company, was present to discuss a request for a residential Planned Unit Development for 9 new homes on 9.11 acres located on the northwest corner of Delaware Avenue and Huber Drive. Chair Dwyer informed the audience that Mr. Thorbeck had been before the Commission in January to discuss this plan as a concept and that he is now making a formal application. Mr. Thorbeck reviewed the site plan and noted that the plan had been refined to include the identification of over 140 trees. Thorbeck noted that the development has taken into account the specific characteristics of the 9.11 acres of land. He explained that this development will be done in three phases which will include a Meadow biome, Wetland biome and Woodland biome. Thorbeck explained that the new homes will derive from their forms from the biome in which they are located, and utilize natural materials and landscape patterns communicating a sense of harmony between the people and the land on which they live. He explained that the materials used to create the architecture will be natural and similar to what is found on the site. Thorbeck explained the construction process: Phase One: five homes east of Glen Toro Road. Four in the meadow biome and one in the wetland biome. - Start June 1998 Phase Two: two homes west of Glen Toro Road. Both in the wetland biome. Start June 2000 Phase Three: two additional homes west of Glen Toro Road. Both in woodland biome. Start June 2002. Phase Four: first option for Thor Company to purchase Shepard house and remaining land. Extend Glen Toro Road to Delaware Avenue. Extend utilities if necessary for development by others on adjacent property. Start June 2004 (or earlier subject to negotiations with the Shepards). PLANNING COMMISSION MINUTES - APRIL 28,1998 16 Thorbeck informed the Commission that the Glen Toro Road will be a public street. He explained that the City Council agreed to narrow and thus the change from private road to public road. He noted that there will be a 60 foot right-of-way. Mr. Thorbeck stated that the natural drainage will be enhanced and that it will dump out to Huber Drive. He stated that they will create a berm along Delaware Avenue. Thorbeck explained that the setback requirement within the RI -A is 50 feet. He stated that they are requesting a 40 foot setback on all lots to help save trees and preserve the aesthetic nature of the land. Chair Dwyer noted that the valuation of the homes and lots will be approximately $600,000 to $800,000. Regarding assessments, Mr. Thorbeck stated that these will be paid at the time of closing. Chair Dwyer opened the meeting to the public. Mr. Arnie Krohn, Huber Drive, noted his concern for traffic, especially on Delaware Avenue. He noted that the traffic on Delaware is terrible and that the speeds are high. He stated that he would like to see a stop sign on Delaware Avenue at Huber Drive. He noted his concern for possible construction equipment parked on Huber Drive. He stated that it appears this development will be a nice development. Chair Dwyer informed Mr. Krohn that with this development, a right hand turn lane will be constructed on Delaware Avenue leading onto Huber Drive. In response to Mr. Krohn's concerns, Public Works Director Danielson stated that Delaware Avenue is a County Road with the State having jurisdiction over the speed limit. He stated that the City has requested a speed study on Delaware Avenue and that one has been completed and the speeds have not decreased. Mr. Krohn inquired about the police enforcing the speed limit on Delaware Avenue: Danielson responded that he would inform the police chief regarding Mr. Krohn's concerns. Mr. Krohn inquired about the power lines. Mr. Thorbeck stated that NSP has indicated that there is no problem with constructing under the power lines. Dr. Gregory Lee, representing the Dodge Nature Center, stated that he does not oppose the project especially now that there are some changes regarding Phase 3, Lots 3 and 4. He noted that he is concerned with the last phase of development in that there may be additional subdividing that may affect the nature center's property. He noted that the nature center's log cabin is rather small and that the proposed homes may minimize the size of the log cabin. Dr. Lee informed the Commission of the nature center's concern with individuals using the path to the nature center land. He stated that only Dodge PLANNING COMMISSION MINUTES - APRIL 28,1998 17 Nature Center members are allowed to use this path. He noted his concern with the pathway providing access to unwanted individuals. Commissioner Tilsen inquired how to remedy this situation. Dr. Lee stated that if there is a misuse of the property, a fence or gate may be installed. Tilsen noted that a trail easement makes a trail open to the public and that may the easement should be made private. Mr. Thorbeck stated that the path is for the private use of the neighborhood. Commissioner Betlej inquired how the nature center enforces its membership on these parcels of land and path leading to them. Mr. Thorbeck stated that a requirement of the covenant could be to become members of the nature center. Dr. Lee review the covenants and made several suggestions of change. The Commission informed Dr. Lee that the City has no jurisdiction over private covenants and that this is a private matter with the developer. Mr. Krohn inquired if additional plantings will be necessary. Commissioner Tilsen moved to close the public hearing. Commissioner Friel seconded the motion. AYES: 7 NAYS: 0 Regarding trail easements, Public Works Director Danielson informed the Commission that the County does not allow platted trail easements. Regarding the right-of-way, Commissioner Tilsen inquired why it is not platted at this time. He suggested that this be a part of the platting process right now. Public Works Director Danielson stated that there is a required 10 foot easement which allows utilities such as NSP, US West and cable. Danielson stated that the County will review this plat and that they will require to have the right-of-way platted immediately. Commissioner Tilsen inquired about the vent pipes located on Lot 4. Mr. Thorbeck responded that these are drain field/septic vent pipes belonging to the Shepard property. Commissioner Lorberbaum inquired as to why Glen Toro Road moved a little more to the west. Mr. Thorbeck responded that the road was moved to help maintain the wooded area. He stated that there are two 24" Black Cherry Trees that they would like to save. Commissioner Friel inquired if the fire department has an opinion regarding the shared driveway. Danielson responded that it has always been a safety concern and that apparatus turning radius needs to be accommodated. He stated that he will have the fire department and police department review the plans. Commissioner Tilsen suggested looping the driveways to connect to Huber Drive which could help address public safety PLANNING COMMISSION MINUTES - APRIL 28,1998 18 vehicles. Mr. Thorbeck suggested that maybe looping the driveway to the north would be a better idea because the property is so steep in the other direction. Regarding water quality treatment, Mr. Thorbeck stated that it is natural drainage similar to marsh land. Commissioner Tilsen inquired if a wetlands permit is necessary. Mr. Thorbeck responded that this does not appear on the City's wetlands maps. Commissioner Lorberbaum inquired about the island monument. She noted her concern with monuments and how they can be an eye sore as well as interfere with snow removal equipment. Mr. Thorbeck stated that the association would have to maintain the monument. It was suggested that Mr. Thorbeck prepare a plan depicting the size of the monument for Council review next week. Commissioner Friel moved to recommend that the City Council approve the requested Conditional Use Permit for Planned Unit Development along with Preliminary Plat approval with the following conditions: 1. That the lots along Huber Drive have a shared driveway. 2. That the building setbacks be placed at 40 feet (varying from the 50 foot setback requirement). 3. That all easements be platted. 4. That the vent pipes be removed. Commissioner Lorberbaum seconded the motion. AYES: 7 NAYS: 0 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 11:55 p.m. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary PLANNING COMMISSION MINUTES - APRIL 28,1998 19