2016-09-27 Planning Comm Minutes
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
PLANNING COMMISSON MINUTES
September 27, 2016
The regular meeting of the Mendota Heights Planning Commission was held on Tuesday,
September 27, 2016 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M.
The following Commissioners were present: Chair Litton Field, Jr., Commissioners Howard
Roston, Michael Noonan, Mary Magnuson, Christine Costello, and Brian Petschel. Those absent:
Doug Hennes. Others present were City Planner Nolan Wall and Public Works Director Ryan
Ruzek.
Approval of Agenda
The agenda was approved as submitted.
Approval of August 23, 2016 Minutes
COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER MAGNUSON TO
APPROVE THE MINUTES OF AUGUST 23, 2016, WITH TYPOGRAPHICAL
CORRECTIONS.
AYES: 6
NAYS: 0
ABSENT: 1 (Hennes)
Hearings
Chair Field noted that Planning Case 2016-36 was noticed at 1032 Dakota Drive. At this point that
application is still standing but there will not be a public hearing on it this evening. It may be
determined that a public hearing is not necessary.
A) PLANNING CASE #2016-35
Great Northern Builders, LLC, 780 South Plaza Drive
Conditional Use Permit
City Planner Nolan Wall explained that the applicant was seeking a Conditional Use Permit to
construct an addition to an existing building and parking lot expansion on the subject property
located at 780 South Plaza Drive. City code does require a Conditional Use Permit for its existing
use and subsequent improvements in the B-1 Limited Business Zoning District.
Planner Wall shared an image of the subject parcel relative to its location within the City,
surrounding lots, and streets. He noted an error on the zoning map as some of the surrounding
parcels are zoned R-1, Residential. The Mendota Plaza Development is located just north of the
September 27, 2016 Mendota Heights Planning Commission Meeting - DRAFT Page 1
subject parcel. The parcel is approximately 50,000 square feet and is bordered by commercial uses
to the east, to the west, and to the north and residential uses to the south. Planner Wall then shared
an image of the site plan.
The property is owned and operated as Boltz’s Family Martial Arts and the proposal is to construct
an approximately 3,000-square foot addition on the west side of the building. In addition, the
parking lot would be reconstructed to add additional stalls, curbing, and striping.
As part of Planning Case 2002-23, the City Council approved a conditional use permit that allowed
this existing use under the ‘private academies’ classification in the B-1 District. Due to the
proposed project scope and significant expansion of the existing building and parking lot, staff and
the City Attorney determined that a new conditional use permit would be required.
Planner Wall then reviewed the applicable standard requirements in the B-1 Zoning District and
explained how this proposal complies with those standards. He also explained that the existing
building has white vinyl siding, asphalt shingles, and aluminum fascia and soffits. The proposed
addition would have the same exterior materials and color. There is a brick facing along the bottom
of the building that would be replaced with siding. The code does allow for subsequent additions
to buildings in commercial zones to be constructed of materials of a comparable quality and
appearance to the existing condition.
Planner Wall shared photographic images of the existing conditions on the property paying
particular attention to the existing screening and vegetation between the property and the
residential area. He also noted that they do have two trash and recycling containers that are
currently out on the edge of the parking lot and are not screened from the street or adjacent
properties. After discussions with the property owner they have added a proposed trash enclosure
area that would be gated, making it compliant with the area. It also improves the appearance of
the site.
Specific to the parking lot, the proposed project would be compliant with the site and parking lot
landscaping percentages. They are proposing to remove seven trees. Staff recommended that
additional coniferous plantings then be installed on the eastern property boundary line to provide
for additional screening and as a replacement for the trees that are being removed. The screening
and vegetation along the western and southern property lines would remain in place and staff
believes they provide adequate buffer and screening of the site.
The proposed drive lanes, parking lot setbacks, stall dimensions, and the number of stalls, all meet
the applicable city code requirements. In addition, the property owner is proposing an increase of
approximately 6,000 square feet of impervious surface. There is on-site storage and retention that
is accomplished through the addition of a rain garden, which will provide both drainage control
and water quality improvements. The proposed plan also includes a surface water protection plan,
which addresses erosion control requirements. The proposed project meets the applicable
standards for the granting of a conditional use permit and improves the overall appearance and
quality of the property while supporting growth of an existing business.
September 27, 2016 Mendota Heights Planning Commission Meeting - DRAFT Page 2
Staff recommended approval of this conditional use permit based on the Findings of Fact with
Conditions.
Commissioner Noonan asked for a description of the rear yard condition and what may change
with the extension of the building. Referencing the site plan, Planner Wall indicated where the
proposed extension would be coming out from the side by approximately 29.5 feet. The setback
from the rear property boundary line would be 48.6 feet; set back appropriately from those rear
yards. There is also some significant existing vegetation that would not be impacted by this
expansion. Planner Wall noted that he heard from one resident who asked a similar question and
voiced no concerns with the proposal as provided.
Mr. Chris Biljan of Great Northern Builders, LLC and Master Greg Bolton, 2219 Apache Street,
property owner were available for questions. Besides the expansion details already provided by
Planner Wall, Mr. Biljan noted that they would be adding ADA compliant ramps inside and outside
and remodeling the bathrooms.
Commissioner Magnuson asked how many people they anticipate this expansion would provide
for. Mr. Biljan replied that with the number of additional parking stalls and off-street parking, they
would be more than compliant with the required number of stalls per square foot of commercial
space. Master Bolton stated that having the addition they would be able to stagger the class times.
The majority of the martial arts students – 60% to 70% - are kids. These students are typically
dropped off and picked up by their parents. The parking lot expansion would ensure the safety of
these kids as they enter and leave the building.
Mr. Biljan added that they have no problems with adding the vegetation recommended and
complying with all of the conditions for approval.
Chair Field opened the public hearing.
Mr. Charlie Durenberger, 790 Creek Avenue, noted that this business is an asset to the community
and a great neighbor. He asked if there would be any parking lot lighting added to the property.
Planner Wall replied that there was not any lighting that was shown on the plan. The city code
requirements are zero foot candle readings at the property boundary lines. Staff could certainly
follow-up with that; however, they would review that as part of the building permit application. If
the commission wished, staff could add a condition stating that any lighting that would be added
to the parking lot be compliant with the applicable city code standards.
Mr. Chris Biljan returned and noted that they have not proposed to add any additional parking lot
lighting. There is minimal lighting on the building now – the main entryways, etc. – with a few
new entry doors that will be eliminated at the doorway. However, as far as any lighting or car lot
lamps there are no plans to install any at this time.
Commissioner Noonan noted that he did not believe it was necessary to include a condition stating
that adding lighting to the parking lot must be in compliance. However, if there would be a change
of heart there would need to be additional discussions with the City.
September 27, 2016 Mendota Heights Planning Commission Meeting - DRAFT Page 3
Chair Field asked for a motion to close the public hearing.
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER MAGNUSON, TO
CLOSE THE PUBLIC HEARING.
AYES: 6
NAYS: 0
ABSENT: 1 (Hennes)
COMMISSIONER NOONAN MOVED, SECONDED BY COMMISSIONER ROSTON, TO
RECOMMEND APPROVAL OF PLANNING CASE 2016-35, CONDITIONAL USE PERMIT
BASED ON THE FOLLOWING FINDINGS OF FACT:
1. The proposed project is compliant with the applicable B-1 Limited Business District and
off-street parking standards, enhances the overall appearance of the property, improves
drainage, supports growth of an existing business, and addresses several existing legal non-
conformities.
2. Additional plantings will be installed to replace those being removed as part of the
proposed parking lot expansion.
3. The proposed project is compliant with the standards for granting a conditional use permit
and is consistent with the Comprehensive Plan.
AND WITH THE FOLLOWING CONDITIONS:
1. Building and grading permits shall be issued prior to construction of the proposed
project(s).
2. The proposed trash/recycling container enclosure structure shall be constructed of either
modular block or wood fencing, in compliance with the applicable City Code requirements.
3. There shall be no outdoor storage of either materials or products, except through the
issuance of a conditional use permit and where expressly allowed in the underlying zoning
district.
4. Coniferous plantings shall be located along the eastern property boundary line to replace
those being removed for the proposed parking lot expansion, to be reviewed and approved
by staff.
5. All grading and construction activities as part of the proposed development shall be in
compliance with applicable federal, state, and local regulations and codes, as well as in
compliance with the City’s Land Disturbance Guidance Document.
6. The property shall comply with the applicable commercial/industrial property maintenance
standards, as required by City Code.
AYES: 6
NAYS: 0
ABSENT: 1 (Hennes)
Chair Field advised the City Council would consider this application at its October 4, 2016
meeting.
Verbal Review
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Planner Wall gave the following verbal review:
PLANNING CASE #2016-16
nd
Mendota Plaza 2 Addition
Planned Unit Development Amendment
• This was before the Commission earlier this summer and a number of meetings were held
with the City Council with actions to table and extend the application to address certain
issues that had come up as part of the discussion
• Approved by the City Council on September 20, 2016
• Planner Wall reviewed the main changes that the PUD went through since the Planning
Commission recommended approval
o The original proposal was for 149 units; the number of units has been reduced by 10 to
139 units; they tapered back the fourth story in certain locations making a less visual
presence
o They originally requested from MnDOT a right in/right out access permit off of
Highway 110, they received confirmation from MnDOT that they will be issuing a right
in only permit. MnDOT, as part of their reconstruction project of Highway 110, will be
adding a de-acceleration turn lane off of Highway 110. Mendota Plaza will be making
modifications to a separate access point located outside of this immediate project area
to compensate for the lack of the right out that had been originally requested from
MnDOT.
PLANNING CASE #2016-31
2300 Pilot Knob Road
Conditional Use Permit
Approved by the City Council as recommended by the Planning Commission
PLANNING CASE #2016-33
2500 Lexington Avenue
Comprehensive Plan Amendment
Approved by the City Council as recommended by the Planning Commission
Has been submitted to the Metropolitan Council for their final approval
PLANNING CASE #2016-34
Code Amendments to Solar Energy Systems
Proposed to change the roof mounted systems to be permitted accessory use, while the
ground mounted systems would remain as conditional use permit requests with some minor
amendments to clean up some language
o Approved by the City Council
Staff and Commission Announcements
Planner Wall noted that at the last City Council meeting there were a number of residents
that came forward and made a presentation on allowing chickens in residential zoning
districts. This is not a new issue to the Commission or Council; however, based on that
discussion the City Council directed action back to the Planning Commission to study the
September 27, 2016 Mendota Heights Planning Commission Meeting - DRAFT Page 5
issue and make some potential recommendations regarding an ordinance that would allow
chickens within the City. They are looking for feedback from the Commission, if they were
to go down that road as a policy decision, on what issues should be considered and what
things ultimately might be included in a subsequent ordinance amendment. This is
scheduled for the November 22 Planning Commission meeting and materials will be
provided beforehand for discussion of that issue.
The Planning Commission requested that staff return to the Council and obtain more clarity
on what it is they are looking for before the November 22 Planning Commission meeting.
There will be an open house before the Parks Commission meeting Monday, October 17
from 5:30 p.m. to 6:30 p.m., in Council Chambers, regarding the Dodd Road Corridor
Study. There will be a presentation by the planning consultant \[Stantec\] at the 6:30 p.m.
meeting.
Planner Wall recognized this as being his last Planning Commission meeting. He has been
serving the City of Mendota Heights for the last three years. He will be starting a new
position with the City of Vadnais Heights. He personally thanked this Commission, as well
as previous Commission members Viksnins and Hennessey, who have served during his
time here for their work with the City. It has been his pleasure to work with this group in
service to the City. Their professionalism and knowledge has driven him to be a better
Planner, for which he is grateful.
Commissioners expressed their appreciation to Planner Wall and their regrets at seeing him
leave. Chair Field noted that Mr. Phil Carlson and his team from Stantec would be
providing interim planning services regarding the planning cases that would be before the
Planning Commission for the next few months. Ultimately, they will be providing some
weekly office hours or availability to ensure in-depth questions from residents or
developers would be answered.
Adjournment
COMMISSIONER MAGNUSON MOVED, SECONDED BY COMMISSIONER COSTELLO,
TO ADJOURN THE MEETING AT 7:43 P.M.
AYES: 6
NAYS: 0
ABSENT: 1 (Hennes)
September 27, 2016 Mendota Heights Planning Commission Meeting - DRAFT Page 6