1996-03-07CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
CITY COUNCIL AGENDA
March 7, 1996 - 7:30 P.M.
1. Call to Order
2. Roll Call
3. Agenda Adoption
4. Approval of February 6 and 20 Minutes
5. Consent Calendar
a. Acknowledgment of the February 27 Planning Commission Minutes.
b. Acknowledgment of the February Building Activity Report.
c. Approval to Hire Recreation Programmer.
d. Approval of the List of Claims.
e. Accept Resignation and Authorization to Begin Expansion of
Recruitment Process.
End of Consent Calendar
6. Public Comments
7. Unfinished and New Businesc
a. Discuss MnDOT Landscape Plan.
b. Case No. 95-31: Mendota Motel - Variance
c. Approval of Building Permit Request.
d. Case No. 96-05: Dakota Bank
Case No. 96-06: SuperAmerica - CUP and Variances
e. Case No. 96-01: SuperAmerica - Highway 55 SiYe - CUP and
Variances.
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f. Discuss Zoning 4rdinance Revisions for Motor Fuel Station and Bank .,
Drive In Windows - ORDUVANCE NO. 305 �
g. Review Planning Services - Request for Proposals and Schedule
Workshop.
h. Discuss Tree Moratarium 4rdinance.
8. CounciLComments
9. Adjourn to Council Warkshop to Discuss Planning Service - Request for
Proposats.
Auxiliary aids for disabled persons are available upon request at least 120
hours in adva�ce. If a natice of tess than 12Q hours is received, the Ci�ty of
Mendota Heights will make every attempt to provide th� aids, however, this
may not be possible on short notice. Pfease contact City Administration at
452-1850 with requests.
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CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
CITY COUNCIL AGENDA
March 7, 1996 - 7:30 P.M.
1. Call to Order
2. Roll Call
3. Agenda Adoption
4. Approval of February 6 and 20 Minutes - Availabie Monday or Tuesday
� � � • � «�1[�TFi�
a. Acknowledgment of the February 27 Planning Commission Minutes
(Available Monday or Tuesday).
b. Acknowledgment of the February Building Activity Report.
c. Approval to Hire Recreation Programmer -(Memo Available Monday
or Tuesday).
d. Approval of Building Permit Request.
e. Approval of the List of Claims.
End of Consent Calendar
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��1i��1'il�� • � .. � � ► , � -
a. Discuss MnDOT Landscape Plan.
b. Case No. 95-31: Mendota Motel - Variance
c. Discuss Zoning Ordinance Revisions for Motor Fuel Station and Bank
Drive In Windows - ORD/NANCE NO. 305
d. Case No. 96-01: SuperAmerica -(Highway 55 Site) - CUP and
Variances. '
e. Case No. 96-05: Dakota Bank - Subdivision
Case No. 96-06: SuperAmerica - CUP and Variances
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e. Review Planning Services - Request for Proposals and Schedule
Workshop.
f. Discuss Tree Moratorium Ordinance.
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9. Adjourn to Council Workshop to Discuss Planning Service - Request for
Proposals.
Auxiliary aids for disabled persons are available upon request at least 120
hours in advance. If a notice of less than 120 hours is received, the City of
Mendota Heights will make every attempt to provide the aids, however, this
may not be possible on short notice. Please contact City Administration at
452-1850 with requests.
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CITY OF MENDOTA HEIGHTS
DAKUTA C4UNTY
STATE OF MINNESOTA
Minutes of the Regular Meeting
Held Tuesday, February 6, 1996
Page No. 1
February 6, 1996
Pursuant ia due call and natice thereof, the regular meeting af the City Cauncil, City af Mendaia
Heights, was held at 7:30 a'clock P.M. at City HaII, 1101 Victoria Curve, Mendota Heights, Minnesota.
Mayor Mertensatto called the meeting to order at 7:30 o'clock P.M. The following members were
present: Mayor Mertensotto, Cauncilmembers Koch, Krebsbach and Smith. Cauncilmember Huber had
notified Council that he would be late.
AGENDA ADOPTION
Ayes: 4
Nays: 0
APPROVAL OF MINUTES
Ayes: 4
Nays: 0
Councilmember I�rebsbach moved adoption of the revised agenda
for the meeting.
Councilmember Kach seconded the motion.
Councilmember Smith moved approval of the amend�d minutes of
the January 16,1996.
Councilmember Koch seconded the motion.
CONSENT CALENDAR Councilrnember Smith moved approval of the consent calendar for
the meeting, xevised to move item a, Planning Cammission minutes,
to the regular agenda, along with authorization for executian of any
necessary documents contained therein.
a. Aclrnawledgment of the Code Enforcement monthly report for
January.
b. Approval af a revised policy on community use of City Hal1
facilities.
c. Approval to purchase seven Motorola Muutar II Pagers for
Fire Department use at a total cost of $3,1b0.92.
d. Acknawledgment of a letter from Mr. F.T. Weyerhaeuser
regarding Wentworth Avenue waterruain construction.
e. Ackaowledgment of receipt of a memo from Interim -
Administratar Batchelder ragarding mediatian efforts on the
Cruz variance issue.
Page No. 2
February 6, 1996
f. Approval of the list of contractor licenses dated February 6,
1996, and attached hereto.
g. Approval of the List of Claims dated February 6, 1996 and
totaling $259,169.44.
Councilmember Krebsbach seconded the motion.
Ayes: 4
Nays: 0
PLANNING MINIJTES Councilmember Krebsbach sta.ted that she asked that the Planning
Commission minutes be moved to the regular agenda because of the
discussion about senior housing. She stated that she would
encourage the HIZA to again present the slides they originally
presented on existing facilities. She further stated that one of the
facilities certainly appeared to be a two st�ry building. She also
� wanted it to be cleaz that the T.H. 149 right-of-way is excluded to
give Council future transportation options.
Mayor Mertensotto sta.ted that the Planning Commission was
appazently of the opinion that the HRA wanted the additiona125
units, but Council had asked them to build the additional units for
market rate housing to a11ow more Mendota Heights residents to
move into the facility.
Councilmember Smith sta.ted that she would like to establish in
Council's discussions the priority on who would have priority on
those units. She further stated that she read in the HRA information
that Mendota Heights residents would be put in a pool but it was her
understanding that the first time around Mendota Heights residents
would have first choice.
Councilmember Krebsbach stated that she would like to know if
adding the 25 units made the proposed building a three-story
structure.
Interim Administrator Batchelder stated that he does not think a
three story facility is mandatory, but that the HR.A was hying to use
less land for the footprint of the structure.
Public Works Director Danielson respofided that the HR.A went to
three story structures for efficiency of construction, as it is less
expensive to build a three story building than a two story building.
He stated that he does not believe there would be a problem with
land coverage if the facility is two stories tall.
Page No. 3
February 6, 1996
Mayor Mertensotto asked what the HRA did with the other six
buildings they have constructed.
Mr. Danielson responded that he believes they are all three story
buildings.
Councilmember Krebsbach stated that she would like the HRA to
answer that question and would also like to have them make sure the
same slide presentation is used at future discussions.
Mayor Mertensotto stated that Council must let the Planning
Commission know that it was Council that requested the additional
25 units and also that the city has entered into an agreement with the
HItA and they are ready to get started.
Councilmember Smith moved to amend the consent calendar motion
to move acknowledgment of the Planning Commission minutes back
to the consent calendar.
Councilmember Koch seconded the motion.
Ayes: 4
Nays: 0
PROCLAMATION Council acknowledged a memo from Interim Administrator
Batchelder regarding a request from Volunteers of America in
Minnesota that Council proclaim Mazch 3-10 as Volunteers of
America Week in Mendota Heights.
Councilmember Smith moved to adopt a"PROCLAMATION
DESIGNATING MARCH 3-10, 1996 AS VOLUNTEERS OF
AMERICA WEEK."
Councilmember Koch seconded the motion.
Ayes: 4
Nays: 0
ROYAL REDEEMER Council acknowledged a letter from Royal Redeemer Lutheran
PARKING LOT LIGHTS Church requesting authorization to add four pazking lot lights in its
parking lot. Council also acknowledged a related memo from Public
Works Director Danielson.
Public Works Director Danielson informed Council that the lights
being requested are the normal NSP lig�its.
Mayor Mertensotto stated that the normal NSP lights are not
shielded and the light goes off site if they do not have hoods or
shields on them to keep the light on site. He stated that NSP can
Page No. 4
February 6, 1996
shield the side of the fixture that throws light onto neighboring
properCies.
Public Works Director Danielson stated that the city must be
concerned that the lights do not shine on Lexington Avenue, and �
there are some neighbors to the north. He informed Council that the
proposed lights are to the east of the pazlcing lot, away from the road.
He stated that NSP will shield the lights if Council feels shielding is
needed.
Mr. Emil Hoppe, representing Royal Redeemer, stated that the
proposed lights are the same as the ones that are already in the
parking lot, but the proposed lights will be located on the north side
of the lot and would be on a timer from 6:00 p.m. to 2:00 a.m.
Mayor Mertensotto stated that if Council approves the request, there
would have to be an understanding that if they create a problem,
Royal Redeemer will ask NSP to shield the portion of each light that
is causing a problem.
Mr. Hoppe agreed that the Church would make the request to NSP if
Council feels it is necessary.
Councilmember Smith asked why it is necessary to keep the lights
on unti12:00 a.m.
Mr. Hoppe responded that he would think the lights could go off at
midnight and from what he understands, as the days grow longer the
lights do not go on so early, probably 9:00 p.m. in the summer.
Mayor Mertensotto sta.ted that his concern would be that they will be
on after they are actually needed in the evening.
Mr. Hoppe agreed, stating that he .does not think they need to be on
until2 a.m. He stated that he will check into it and let Council
know.
Councilmember Smith expressed concem that the light will spill
onto the neighbors' properiy to the north.
Mr. Hoppe stated that he does not think the lights are that bright, but
he will take care of shielding them if the lights do spill over. He
explained that the proposed light poles would be about 10 to 12 feet
tall. -
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Page No. 5
February 6, 1996
Public Works Director Danielson explained that NSP installs the
lights higher, on a normal 25 foot utility pole and that NSP cannot
match the existing church light. He explained that it is a private
light and matching lights would have to be purchased independently
and installed by a contractor.
Mayor Mertensotto suggested that the height of the light be
restricted to no more than 18 feet.
Councilmember Smith moved to approve the request by Royal
Redeemer Lutheran Church to install four lights in its parking lot at
a pole height not to exceed 18 feet with the understanding that the
land owner will cooperate with correcting and shielding the lights if
there aze any off-site problems, and that the period of use be limited
to what is necessary to function properly for the church - that the
lights be on a timer and not used after midnight.
Councilmember Krebsbach seconded the motion.
Ayes: 4
Nays: 0
Public Works Director Danielson informed Council that the NSP
lights are on photocell to go on at dark and off at light, and that NSP
does not do them on a timer. He stated that he will conta.ct NSP to
see what can be done.
CASE NO. 96-02, TUTHILL Council acknowledged an application from the National Rod End
Division of the Tuthill Corporation for subdivision and tax
increment financing assistance. Council also acknowledged reports
from the Public Works Director, City Planner and City Treasurer
along with letters from Tuthill. Mr. Vince Jiovanazzo, President of
National Rod End, was present for the discussion.
Mayor Mertensotto stated that Mr. Jiovanazzo had come before
Council on the TIF request at a prior meeting and at that time one of
the questions was the subdivision. He sta.ted that the pazcel would
be reduced from seven acres to five acres, and he understands that
Mn/DOT will retain the subdivided two acre_ponding axea and
maintain it. He stated that Council had also raised some questions
with respect to building design. He further sta.ted that Council was
concerned about the exterior because of the possible future
expansion. -
Mr. Jiovanazzo responded that there hade been some significant
changes made to the design of the building exterior, and that the
future expansion will retain the same exterior and complement the
original building design.
Page No. 6
February 6, 1996
Project Architect Mark Steingas reviewed two renderings of the
proposed building. He stated that he has updated that pre-cast and
spent much time revising the office aspect including changing the
canopy design. He stated that the building should be quite a bit
more dramatic than the original proposal, increasing the glass area
and using custom colors on the metal. He stated that the
landscaping has been considerably enhanced as well. He informed
Council that the total project cost is $1.1 million.
Councilmember Smith commented that the drawings emphasize the
office azea, and her concern is the total impact of the entire building.
She stated that while the elevations which were presented give some
idea, they do not show the full scope of the impact. With respect to
the future addition, she stated that she noticed that it looks like it
will be larger than the original building.
Mr. Jiovanazzo responded that those aze the parameters that are built
in, but he does not know if it will take the shape shown on the site
plan or if it will take a 20 foot jog or a 50 foot jog. He stated that
the roadway on that side of the building would have to be realigned
for an addition.
Mr. Steingas stated that the building has been pushed back about 60
feet from T.H. 55 and the grass area has been increased. He stated
that his thought is to angle the building away from the highway and
move it farther back.
Mr. Jiovanazzo stated that what he asked the architect to show was
what the total coverage could be, and Tuthill has made no
commitment on the future size or shape of an addition.
Mayor Mertensotto expressed concern that Tuthill could come back
for the addition and say that the plans presented this evening showed
a design and it could be implied that Council bought into that
design. He stated that the city should not be tied into any future
expansion design and it should be marked on the site plan that the
addition is for illustrative purposes only.
Councilmember Smith asked what the front dimension of the
building which is currently propose,d and what the potential expanse
of the total front of the building would be. She stated that she
believes it is about 210 feet in the pre-c�st existing building proposal
and the addition could be another 300 feet.
Page No. 7
February 6, 1996
� Mr. Jiovanazzo responded that he doubts Tuthill would do
something that would bring the future building addition out as far as
shown on the plan because of pazking.
Mr. Steingas stated that what has been done on the site plan is just to
extend the lines out to show the corporate office that there is
expansion potential. He stated that it would be foolish for them to
have a 500 foot expanse, and all that was done was to show on the
plan that there is room to expand.
Councilmember Smith stated that she could not approve anything
that includes the future addition as shown on the drawing, even if it
is only for illustrative purposes, because it could possibly some day
be construed that Council made a commitment.
Councilmember Krebsbach asked how important it is for the
corporate people that the dotted lines for an addition be shown on
the drawings.
Mr. Jiovanazzo responded that it is not necessary, but it was
important that National Rod End be able to show the corporate
offices that there is expansion capability. He stated that the dotted
line can be taken off.
Mr. Steingas described the proposed building exterior and sta.ted that
ground lighting will be installed to light the building at night.
Mayor Mertensotto asked what the height of the trees in the
landscaping plan will be.
Mr. Steingas responded that Tuthill has already added money to the
program to get at least 12 foot spruce trees.
Councilmember Krebsbach asked if there is any chance the Tuthill
could do some plantings neaz George's Golf Range.
Mr. Jiovanazzo responded that he believes there is already a natural
buffer arou.nd the site. Mr. Steingas stated that the last one-half to
two-thirds of it is open and he could add some trees along the site.
Mr. Jiovanazzo stated that he would add landscaping along the golf
course. �
Mayor Mertensotto asked how much TIF is being requested.
Mr. Jiovanazzo responded that he is requesting $190,000 in tax
increment assistance.
Page No. 8
February 6, 1996
Treasurer Shaughnessy sta.ted that he believes there were $185,000
in allowable expenses.
Responding to a question from Mayor Mertensotto, Mr. Jiovanazzo
stated that he is aware that the TIF will cease if there is a transfer in
ownership.
City Attorney Hart stated that if the transfer is to a wholly owned
subsidiary or pazent, there is no problem, but a transfer to an
unrelated party is objectionable and would not be allowed.
Councilmember Smith asked if the cash flow information has been
re-done, as the last ru.n had a couple of things that needed correction.
Mr. Jiovanazzo responded that he believes that last one was to the
year 2000 instead of the year 2006.
Treasurer Shaughnessy stated that the land value may not be the
same because the two acres will be subdivided, but land value is not
included in the increments.
Councilmember Smith stated that the office area is much more
interesting than the original design. She stated that her concern is
that the addition not have the expanse, and she hoped there will be
something done to break up that expanse if an addition is done.
Mr. Jiovanazzo responded that he agrees. He sta.ted that he does not
want the office portion to look like a warehouse, so the office has
been wrapped around to enhance the looks of the building.
Mayor Mertensotto asked if the property is subject to the noise
attenuation ordinance.
Interim Administrator Batchelder responded that it is, that the office
area is covered by the ordinance at a certain level of decibel
attenuation, but the warehouse azea is not required to be reduced to
as low a decibel level.
Mayor Mertensotto stated that Tuthill needs subdivision approval,
approval on a TIF contribution of $185,000 subject to the city's
usual developer's agreement, and build'mg permit approval.
Councilmember Smith stated that one of her concerns before
approval of the subdivision is how the ponding area will be
maintained. She stated that she believes she read that it is the intent
Page No. 9
February 6, 1996
� of Mn/DOT to maintain it and they anticipate this will involve
cutting the vegetation once every ten years. She asked if Tuthill is
just buying the five acres or the fu117 acre site.
Ayes: 4
Nays: 0
Mr. Jiovanazzo stated that Tuthill bought the full parcel with the
intention of subdividing it and deeding the pond to Mn/DOT.
Public Works Director Danielson stated that Mn/DOT has seeded
the ponding area and a Mn/DOT representative will be present at the
next Council meeting to review the landscaping plan for the
Mendota Interchange area. He explained that the pond is part of the
project and Council can also address the ponding area during that
discussion. He sta.ted that it is Tuthill's intent to make it a
manicured pond, but dredging the pond will be MnlDOT's
responsibility and they would do it on an as-needed basis. He sta.ted
that he will get clarification on Mn/DOT's intentions about pond
maintenance when he meets with them in the near future.
Mr. Jiovanazzo informed Council that if there is some obvious
debris it would be to his advantage to pick it up because the
building's office will be overlooking the pond area. He stated that
his company will take the responsibility to contact Mn/DOT to get
the area cleaned up whenever clean up is needed.
Councilmember Smith stated that Tut1u11 is apparently ttying to get
the property subdivided and give the ponding area to Mn/DOT is to
avoid liability for the pond.
Mr. Jiovanazzo responded that he would not want it to be interpreted
that his firm is giving away the land and now accepts the liability for
maintenance. He stated that the does not believe his corporate
headquarters would want to commit to taking the liability for
maintenance.
Councilmember Koch moved adoption of Resolution No. 96-07,
"RESOLUTION APPROVING FINAL PLAT FOR TUTHILL
ADDITION."
Cou.ncilmember Krebsbach seconded the motion.
Councilmember Smith asked if Mn/DOT normally posts its property
so that people do not think it is an invita�tion to enter the site. She
sta.ted that if people do not think a property is controlled to a certain
extent they re likely to dump things on it. ��
Ayes: 4
Nays: 0
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Page No. 10
February 6, 1996
Public Works Director Danielson responded that he does not
envision that there will be a dumping problem, but if it becomes one,
he would check into the possibility of installing no-trespassing
signs. �
It was the general consensus to approve a$185,000 pay as you go
note and to direct sta.ff to prepaze the necessary paper work.
Councilmember Krebsbach moved to authorize the issuance of a
building permit for the Tuthill Corporation, National Rod End
Division, building on Waters Drive with the following conditions:
that the applicant submit a plan for a landscape buffer be added
along George's Driving Range and that the dotted line on the site
plan indicating future expansion be removed, and subject to the
plans meeting the requirements of the building code.
Councilmember Koch seconded the motion.
It was noted that once the dotted line is removed from the site plan,
that would eliminate any concern over potential future inference of
expansion approval.
CASE NO. 96-03, U.S. WEST Council acknowledged an application from U.S. WestlNew Vector
for conditional use permit to locate a 100 foot high cellular
telephone monopole antenna on the Mendota Plaza property.
Council also acknowledged receipt of information from U.S. West
and associated staff reports. Mr. James Littlejohn was present to
represent U.S. West.
Mr. Littlejohn stated that he has requested that consideration on the
matter be carried over because U.S. West was not able to prepare
information necessary to respond to issues raised by the Planning
Commission. He stated that U.S. West would like to also evaluate
other potential sites in the next few weeks.
Mayor Mertensotto stated that he does not see why the matter cannot
be discussed tonight as well. He explained that one of Council's
concerns is the height of the structure. He stated that there is only
one shopping center in the city and Council is concemed about
signage in the center and the height of structures. He sta.ted that the
proposed pole is much higher than the approved signs and in his
view is similar to a billboard, which are'not allowed in the city. He
further sta.ted that he thinks a 100 foot pole would be very infrusive
and out of place and that he supports the Planning Corriinission's
feelings. He stated that he understands that U.S. West agrees that it
would not put another pole in, but tliat does not stop competitors
Page No. 11
February 6, 1996
from asking for similar structures. He informed Mr. Littlejohn that
the city's planner has recommended that Council consider whether
this is an essential service, and he did not regard it as being essential
at all. He stated that it is one particular vendor in the city trying to
improve service, and as is stated in the planner's report, there could
be many more requests for poles from cellular and digital phone
companies. He asked how many of these towers the city needs to
have service available.
Mr. Littlejohn responded that cellular service has been deemed an
essential service in three other sites in the city.
Mayor Mertensotto responded that the city blindly used the
definition in past instances.
Interim Administrator Batchelder sta.ted that it is his understanding
of the application for the antenna service on the water tower that a
conditional use permit was granted for the maintenance building
which came with the antenna - it was not for essential service for an
antenna for U.S. West.
Mr. Littlejohn responded that it is important to remember that U.S.
West is not adding a building to the site. He showed photos with a
new design, looking at the proposed pole from the HRA site. He
stated that the other uses azound the site aze all commercial, and that
U.S. West has installed a similar pole at a local shopping center in
Bloomington. He stated that once a monopole is built and painted
egg shell it disappears into the background and people only notice
them when they look at them.
Mayor Mertensotto stated that there are no trees immediately
adjacent to the building and there is nothing to obscure the sight line
either from T.H. 149 or 110 because the shopping center building is
a low structure.
Mr. Littlejohn responded that the city planner suggested that U.S.
West provide as much perimeter planting as possible. He further
stated that he met with Ms. Kari Gill, from the HRA, and offered to
do landscaping to provide screening from the proposed senior citizen
facility. He explained that this would be a fill-in site and that U.S.
West is done putting poles in high areas - it now puts poles in places
that, because of the topography, it is th�, only way to serve an area.
Mayor Mertensotto stated that the city just put $200,OOU into the
shopping center to increase safety and improve drainage, and
worked with the shopping center owner on the sign at the entrance at
Page No. 12
February 6, 1996
T.H. 149 as well as lighting so that it would not look like a midway.
He sta.ted that it makes no sense to him to now stick a 100 foot pole
in the center of the plaza site.
Mr. Littlejohn responded that the only answer is that this is needed
for service - as the shopping center becomes a collecting area it will
increase the demand for cellular even more for Mendota Heights
residents using the center.
Mayor Mertensotto stated that if it is so necessary to have a second
pole somewhere, there certa.inly has to be some area that can be
considered other than the shopping center.
Mr. Littlejohn responded that one alternative is the Sibley High
School properiy, and the pole could not be as high. He sta.ted that
the big question is whether the school would let U.S. West install a
pole.
Councilmember Krebsbach stated that she would like to hear what
the school board thinks about the matter. She asked if U.S. West has
thought about adding another antenna on the water tower.
Mr. Littlejohn responded that the problem is that the water tower is
at or neaz capacity, as each cell can handle 66 calls at one time. He
stated that it is impossible to predict how many calls a cell will
handle because of duration of the calls, but what is known is that
when someone is in an azea where coverage is not available, a call
cannot be made.
Councilmember Krebsbach stated that she has spoken to many
people who use cellular phones and they have interruptions under
bridges, etc. She asked how long the interruption is along Dodd and
if it is unusually long compared to other azeas.
Mr. Littlejohn responded that it is not necessarily limited to Dodd,
as there is also a problem on T.H. 110 about one-half mile in either
direction from the Dodd intersection. Responding to a question from
Mayor Mertensotto, he stated that a lot of times because of
confusion with dispatching by radio for police and fire personnel in
some areas, cell phones aze used to .�ontact them or doctors.
Mayor Mertensotto that that is not the norm. He stated that he
would like suggest that the Council adopt the Planning Commission
recommendation and deny the conditional use permit. I�e stated that
Council would permit U.S. West to come back to reopen its
application without having to pay for and file another application.
Page No. 13
February 6, 1996
He suggested that U.S. West be given ninety days to allow them to
do research.
Mr. Littlejohn stated that this would be very generous, and if
Council is concerned about height, it could impose a condition that
the pole be no more than 95 feet, or even reduce it to 75 feet, as was
the case with the AT&T tower.
Councilmember Smith responded that the AT&T situation was
different, since the pole was already in place before it matter came to
the city.
Mayor Mertensotto stated that both the height and locating the pole
in the center of the shopping center are concerns. He also stated that
Council should direct staff to reseazch and collect information on
what is available on adopted and model ordinances relating to
cellular towers.
Regazding water tower cells being at capacity, Councilmember
Smith asked Mr. Littlejohn how U.S. West accommodates additional
users.
Councilmember Huber arrived at 9:15 p.m.
Mr. Littlejohn responded that during peak hours they are dropped,
but if the monopole is approved, they would be handled between the
water tower and the monopole, as the area that the water tower is
now providing service to would be narrowed. He stated that his only
concern with finding a new location is that if the pole is located at
the shopping center he would not have to come back in the future to
request an additional pole. He stated that ultimately, when
everything is digital, so many towers will not be needed because 666
customers could be served from one tower. He asked who he must
appeaz before when he comes back.
Mayor Mertensotto responded that he should come to the Council,
and Council can send the application back to the Planning
Commission. He stated that Council will review the information
from other cities and the League of Minnesota Cities on cellular
towers and provide direction to the Pla.nning Commission before this
matter goes back to the Commission.
Staff was directed to assemble whatever information is�available on
cellular towers, including statutes, and to prepare formal findings for
Page No. 14
February 6, 1996
Council consideration with respect to denial of the conditional use
pernut.
There was discussion over whether a new application would be
needed or if U.S. West could be given 90 days to file additional
information to support the current application.
Councilmember Smith felt that discussion should originate with the
Planning Commission and Council should independently review
standards. She sta.ted that she would simply like to waive the 60 da.y
rule and the application fee and a requirement to submit things that
have already been submitted.
Attorney Hart stated that the difficulty Council might face is that
people around a new site will need to have a public hearing, so a
new application should be made, and if it is for the shopping center
site and there is a different configuration, the existing application
could be used, as was suggested by Mayor Mertensotto.
Mayor Mertensotto stated that Council should review the application
and sent it to the Planning Commission.
Councilmember Koch suggested that Council concurrently look at
where poles would be appropriate.
Mr. Littlejohn stated that what he envisions doing is a normal pre-
application conference with staff and then coming back to the
Council to ask if there are sites that would be better. From there, he
could go to the Planning Comxnission.
Councilmember Krebsbach stated that she believes Council will
need to accommodate the technology in the short term, but whether
the shopping center is the right site or not has yet to be determined.
She stated that the Planning Commission spent much time
discussing the application and much thought into this particular
proposal and recommended denial for many reasons. She stated that
she would like them to thoroughly review whatever is next proposed
by U.S. West.
Councilmember Smith stated that she thinks it is important that
Council not circumvent the planning review and public hearing
process. ;
Councilmember Smith moved to direct staff to prepare� �indings and
a resolution of denial for consideration on February 20, and further
that U.S. West may return as an agenda item and present an alternate
Ayes: 5
Nays: 0
Page No. 15
February 6, 1996
proposal to Council within 90 days with the understanding that if
Council finds that the proposal has merit it will be referred to the
Planning Commission for public hearing.
Councilmember Krebsbach seconded the motion.
Sta.ff was directed to collect information available from the League
of Minnesota Cities and other communities regarding cellular towers
and alert Council on what is available so that Council can give
direction for preparation of a proposed ordinance.
ZONING ORDINANCE Council acknowledged a memo from Administrative Intern Hollister
AMENDMENTS regarding a proposed amendment to the Zoning Ordinance to
officially restore motor fuel stations and motor fuel station
convenience store as a conditional use in the B-2 zone and to a11ow
drive-in windows at banks.
Interim Administrator Batchelder sta.ted that every motor fuel station
in the city is located in a B-2 district and the only reference in the
existing ordinance is in the B-4 zone. He explained that at the time
of the Curley Development proposal, the error was discovered and
was to have been corrected with the approval of the Duffy/Curley
proposal several years ago, but the project never materialized and
the correction was never made. He explained that staff reseazched
and found that the 1974 ordinance codification left motor fuel
stations out of the zoning ordinance in error.
Mayor Mertensotto stated that the only way that the error can be
corrected is to adopt an amendment to the ordinance.
Interim Administrator Batchelder stated that sta.ff has prepared a
proposed ordinance and is recommending that Council refer it to the
Planning Commission for public hearing.
Councilmember Huber moved to direct the Planning Commission to
conduct a public hearing on the proposed ordinance amendment to
allow motor fuel stations and motor fuel convenience stores in the
B-2 zone and to allow drive-in facilities at banks.
Councilmember Smith seconded the motion.
Ayes: 5
Nays: 0
PLANNING CONSULTANT Council acknowledged a"Request for Proposals" for planning
consultant services and memo from Public Works Director
Danielson.
�..
Ayes: 5
Nays: 0
Page No. 16
February 6, 1996
Councilmember Krebsbach moved to approve the Request for
Proposals for Planning Consultant as submitted, directing sta.ff to
expand the list of firms to be notified and to follow the time-line for
the selection process as sta.ted in the Public Works Director's memo.
Councilmember Smith seconded the motion.
SENIOR HOUSING Council acknowledged a memo from Administrative Intern Hollister
regarding a proposed zoning ordinance amendment to add senior
housing facilities to the conditional uses in R-3 districts.
Mr. Hollister informed Council that senior housing is not currently
addressed in the Zoni.ng Ordinance and it is recommended that the
ordinance be revised to accommodate senior housing and allow it as
a conditional use given the listed "concessions" at the discretion of
Council.
Interim Administrator Batchelder gave Council a history of the FiR.A
senior housing project. He explained that there has been discussion
between staff and the HRA as to whether the HR.A should pursue
variances to provisions of the R-3 district, such as lot azea
requirements, pazking, etc. In the discussion with sta.ff, staff was
concerned about setting a precedent by the city granting variances
for R-3 districts and it was suggested that since the HRA is
operating as an agent of the city and has unique status it would be
appropriate to draft a proposed ordinance. He sta.ted that the
Planning Commission desired that the ordinance amendment be
considered before the HR.A application is considered any further,
and the Commission recommended that Council call a public
hearing on the proposed ordinance.
Mayor Mertensotto stated that rather than granting variances that
might be construed to apply to all R-3 structures, it is recommended
there be a specific section for senior housing.
There was discussion about age restrictions. Interim Administrator
Batchelder responded that he believes one spouse must be at least
age 55.
Councilmember Huber asked if a care giver or dependent child could
live with a parent in the facility. �
Staff was directed to check with the HRA on its policy with regard
to senior housing as it relates to family members or dependents on
whom a senior depends for care. .
Page No. 17
February 6, 1996
Councilmember Smith felt that the amendment could be an
invitation to a proliferation of applications for senior housing and
the city could end up with substandard units if there is no seniors
market. She pointed out that if the ordinance is amended, anyone
could make application for a senior housing project.
Mr. Hollister stated that many cities are very cazeful about who they
consider seniors so that they do not have any problems.
Councilmember Huber asked if Council needs to ensure that the
HRA application effectively starts after the ordinance is adopted.
Mayor Mertensotto responded that tlus is not necessary, as it is
another public agency coopera.ting with the city to achieve the same r
goal. He stated that the Planning Commission asked that CounciC�4�n
specifically address senior housing as a special category er
reviewing the HRA request. He explained that the us other
governmental agency under joint powers, and no one wo d be
hanned by the rules and regulations.
Councilmember Smith stated that the HR.A project is a subsidized
project. She asked if the standards that are recommended aze ones ��
Council would wish to adopt for all senior housing. �.�
Mayor Mertensotto stated that the HRA has only one polic or 11 of
its projects. He further stated that there are subsidized units or low
and moderate income in the HRA project and also 25 units at market
rate. He asked Intem Hollister to ask the HRA what conditions
apply to the mazket rate units.
Councilmember Smith stated that she wants to make sure that what
the city adopts is consistent for others who would apply to build a
senior facilities.
Administrati�e Hdllister was directed to follow up on the Council
questions. � �
Councilmember Huber moved to direct the Planning Commission to
conduct a public hearing on the proposed senior housing amendment
to the zoning ordinance.
_ Councilmember Smith seconded the motion.
Ayes: 5
Nays: 0
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Page No. 18
February 6, 1996
COMPREHENSIVE PLAN/ Council acknowledged a memo from Public Works Director
ZONING ORDINANCE Danielson regarding a state law amendment concerning
Comprehensive Plan/Zoning Ordinance consistency and a request
from the Planning Commission that a letter be sent to the legislators
and others to request fhat they describe how and why such a change
could come about.
Mayor Mertensotto stated that the League of Minnesota. Cities has
indicated that they did not take a position on the law when it was
introduced. He stated that the law was that the underlying zoning
regulated the land use and the comprehensive plan should be
consistent with zoning. He stated that in many cities, there is always
a lag between the comprehensive plan and zoning changes, and the
statute was revised to say that the zoning ordinance must be in
conformance with the comprehensive plan because the plan will
control land use after December 31, 1998. He stated that he thinlcs
the letter of request (prepared by Commissioner Friel) asks why the
change was made away from the underlying zoning, because zoning
is in place and people rely on it. He explained that in Mendota.
Heights, a change in the Comprehensive Plan cannot be made
without a 4/5 vote, and the statute change says that a majority vote is
required. He further sta.ted that the statute also brings the
Metropolitan Council into the planning loop, and the Planning
Commission is asking what the pazamount reasons were for the
change in statute.
Councilmember Smith stated that she thinks the Commission would
like clarification on whether their observations re correct and if they
are correct, the Commission would like the statute changed.
Councilmember Krebsbach stated that it is her understanding that
the Commission recommends sending the letter to the people who
represent the city and find out where'they stood on the
recommendation.
Attomey Hart stated that there have been statutes for quite some
time that say that if the comprehensive plan is changed, the zoning
ordinance had to be changed to conform to the plan within a certain
period of time. He further stated that the biggest change is that the
sta.tute now requires that the change be made in 1998.
After discussion it was the consensus to>direct Interim Administrator
Batchelder to draft a letter to the city's representatives and
Metropolitan Council Representative Kevin Howe to irivite them to
attend a Planning Commission when they are available to discuss the
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Page No. 19
February 6, 1996
Planning Commission's concerns as outlined in Commissioner
Friel's letter.
COMMISSION APPOINTMENT Councilmember Krebsbach moved to reappoint the following
individuals to three year terms on advisory commissions: Joe Betlej,
Planning Commission; Dick Spicer and Jay Liberacki, Parks and
Recreation Commission; Ellsworth Stein and Gregg Fitzer, Airport
Relations Commission.
Councilmember Smith seconded the motion.
Ayes: 5
Nays: 0
MILEAGE RATE Council acknowledged a memo from Treasurer Shaughnessy
recommending an increase in the mileage reimbursement rate.
After considerable discussion, it was the consensus staff be directed
to review how many vehicles the city owns and how many should be
provided, to determine when it is more effective for the city to
purchase a vehicle rather than having personnel use their own
vehicles.
Councilmember Krebsbach moved to raise the mileage
reimbursement rate to 30 cents per mile for 1996, effective February
1, 1996.
Councilmember Smith seconded the motion.
Ayes: 5
Nays: 0
DUAL TRACK STUDY Council acknowledged a memo from Interim Administrator
Batchelder regarding the Dual Track Airport Study's draft
environmental impact study, along with a draft response.
Mayor Mertensotto stated that the city has always taken the position
that the process should be continued until it is completed. He stated
that the present DEIS does not include costs to increase the air noise
insulation program for residential owners or how many homes the
MAC will be taking out to expand MSP. He further stated that MSP
land would be put back into the land market if a new airport were
built, and that has not bee put into the equation. He also stated that
Minneapolis is asking for the Rosemount research center study for a
remote runway. He felt that it would be in the city's best interest to
take a position that the dual track study'should go to completion.
Councilmember Krebsbach stated that she feels that at some point a
new airport will be needed, but she did not think this is a legitimate
Page No. 20
February 6, 1996
process. She sta.ted she will support the proposed city response but
thinks the real issue is going to Stage 3 aircraft.
Councilmember Smith stated that the letter should talk about
procedures in general - what can be implemented to reduce noise
immediately.
Interim Administrator Batchelder stated that the DEIS does not
address operational changes and what type of impact may be caused
by increased over flights under the expanded airport concept. He
stated that many of the operational suggestions made in a document
prepared by former Administrator Lawell can be included in the
letter.
Councilmember Smith moved to approve submission of the
comments to the DEIS to the Metropolitan Council as amended to
include operational concerns of the city that aze of record.
Councilmember Krebsbach seconded the motion.
MPRS Council acknowledged a memo from Interim Administrator
Batchelder regazding a draft response to the court order regazding
the Minnesota Police Recruitment Service litigation.
Mayor Mertensotto sta.ted that he thinks the city should notify Mr.
Charles LeFever, of Holmes and Graven, that Mendota Heights
wants to sever representation. He stated that participating in a joint
proposal is beyond the defense of a lawsuit, and Council does not
know what the fees would be. He suggested that the city notify the
Holmes and Graven and MPRS that Mendota Heights will submit its
own proposal to the court. He pointed out that Police Chief
Delmont has prepared a draft of a plan and the city has been
complying with an affirmative action plan. He pointed out that 20%
of the city's police force is in a protected class.
Councilmember Koch moved to notify Holmes and Graven and
MPRS that the city will submit an independent proposal to the court
and to notify Holmes and Graven that the City is terminating its
relationship with its firm.
Councilmember Smith seconded the motion.
Ayes: 5
Nays: 0
PUBLIC WORKS Council acknowledged a memo from Interim Administrator
AGREEMENT Batchelder regarding consideration of an offer from Teamsters'
Local 320.
Ayes: 5
Nays: 0
LABOR RELATIONS
SEWER RATE TASK FORCE
Ayes: 5
Nays: 0
Page No. 21
February 6, 1996
Mayor Mertensotto reviewed the memo. He recommended that
Council notify the city's legal counsel, Kevin Rupp, that the terms
are not acceptable and that he put everything on hold so that no more
money is expended.
Councilmember Smith responded that that does not mean that
Council will not talk about schedules on an independent basis but
not as a settlement. She further stated that she would be willing to
accept that the city will drop the clauns against the Third Party
Defendants as a settlement, but she did not feel that hours should be
part of the settlement.
After discussion, Councilmember Smith moved to reject the
proposal but alternatively state that if the Loca1320 drops the
lawsuit, Council will withdraw the Third Party claims.
Councilmember Huber seconded the motion.
Council acknowledged a memo from Interim Administrator
Batchelder regarding subscribing to the MAMA Labor Relations
Service.
It was the consensus not to participate.
Council acknowledged a memo from Interim Administrator
Batchelder regarding Metropolitan Council Sewer Rate Task Force
recommendations.
Mayor Mertensotto, a member of the Task Force, reviewed the
recommendations for Council. He suggested that Council take
exception to the proposed 30% increase in SAC charges on the basis
that Council regards SAC to be a burdensome figure to begin with.
Councilmember Krebsbach moved to support the Task Force
recommendation except for the SAC provision which calls for a
30% increase in SAC charges.
Councilmember Huber seconded the motion.
Staff was directed to notify the Metropo9itan Council of Council's
response.
Page No. 22
February 6, 1996
MEETING CONFLICT Interim Administrator Batchelder informed Council that the precinct
political caucuses are scheduled by statute to be held on March 7,
which is the date of a Council meeting. �
ADJOURN There being no further business to come before the Council,
Councilmember Huber moved that the meeting be adjourned.
� Councilmember Smith seconded the motion.
Ayes: 5
Nays: 0
ATTEST:
Charles E. Mertensotto
Mayor
TIME OF ADJOURNMENT: 12:19 o'clock A.M.
Kathleen M. Swanson, City Clerk
�
CITY tJF MENDt�TA HEiGHTS
DAKOTA COUNTY, MINNE50TA
PLANNtNG CCIMMISSION MiNUTES
FEBRUARY 27, 1996
The regular meeting of the Mendata Heights Planning Commission was held on
Tussday, February 27, 't 996, in the City Hail Counci! Chambers, 11 Q'! Victoria
Curve. The meeting was called to order at 7:30 o'clack P.M. The following
members were present: Dwyer, Friel, Betiej, �orberbaum, Duggan and Tilsen.
Commissioner Koll was excused. Also ,present were Public Warks Director Jim
Danielson. Pianning Consultant John Uban and Senior Secretary Kim Blaeser.
APPROVAL QF MINUTES
Commissioner Tilsen moved approval of the Navember 2$, 1995 minutes
with corrections.
Commissioner Duggan seconded the motian.
AYES: fi
NAYS: 0
Commissioner Duggan moved approval of the January 23, 1996 minutes
with corrections. �
Commissioner Tilsen seconded the motion.
ELECTION QE C?EFECERS
Commissioner Fcis! moved to reappoint Mike Dwyer as Chair and Ultan
Duggan as Vice Chair.
Gommissianer Tilsen seconded the motion.
AYES: fi
NAYS: 0
MISCELLANEOUS
Commissioner Friel briefed the Planning Commission on recent discussian
with Representative Commers and Senatar Weiner regarding legislation
action on Comprehensive Plan/Zoning consistency. Fri�l stated that
Representative Commers informed him an the background and histary of
0
this action. He informed the Commission that Senator Weiner has
introduced language ta the legislature to reverse this action. He informed
the Commissian that #he Cities of Appte Valley, Eagan and Eden Prairie
support Senator Weiner's position in reversing the action. He informed the
Commission that the �eague of Nlinnesota Cities has chosen to not get
involved and that MAMA has nat taken a position.
CONTINUED HEARING:
CASE NtJ. 95-3'1:
MENDOTA HEIGHTS MOTEL -
VARiANCE
Mr. Jaykav C. Bhakta, owner of the Mendota Heights Motel, located afi
2180 Highway 13, was present to discuss�'i�is request for a sign height
'variance.
Chair Dwyer explained that at their January 23, 1996 meeting, the Planning
Commission discussed this request and noted their concerns regarding the
structural integrity of the proposed sign and the fact tha# the current sign is
non-conforming along with the "grandfathered" status of the sign. Dwyer
stated that the public hearing was continued until the February meeting
because no one was present ta represent the applicant,
Chair Dwyer acknowledged receipt of additional 'rnformation from Mr.
Bhakta regarding the heighfi of the sign and structural design. Dwyer also
acknowledged that Mr. BhaEcta has informed City staff that due to a�
miscommunicatian between Mr. Bhakta and his contractar, th� sign has
already been raised.
Chair Dwyer stated that there is a hardship in that the motel used to have
direct frontage and access onto Highway 55 and now Highway 55 is about
250 feet to the west. He further stated that with the approval of this
request, the City does not want to encourage other applicants to complete a
project prior to City approval.
Chair Dwyer opened the meeting to the pubtic.
There was no one presen# to discuss this request.
Commissioner Tilsen moved to close the public hearing
Commissioner Friel seconded the motion. •
AYES: 6 '
NAYS: 4
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Commissioner Friei moved to recommend that the City Council grant the
requested variance for sign height and recommend denial of the request for
variances to the ground clearance and location of the sign �
MOTION FAILS DUE TO LACK OF SECOND.
Planner Uban stated that additional land was taken from the front yard by
MnDOT and that the sign was not originally constructed two feet from the
front property line.
Chair Dwyer moved to recommend that the City Council grant a five foot
variance to the height of the pylon sign for the Mendota Motel.
Commissioner Lorberbaum seconded the motion.
Chair Dwyer stated the hardship is that Trunk Highway 55 had been
lowered by MnDOT with their Mendota Interchange Project rendering the
sign not visible from Trunk Highway 55.
Commissioner Friel inquired about the sign contractor. Mr. Bhakta
responded that Barron Advertising, Inc. has installed the sign.
Commissioner Lorberbaum suggested that Mr. Bhakta consider advertising
on Highway 55 using MnDOT highway signage. She stated that it may be
helpful to advertise on the highway so that people are aware of the motel
prior to the motel's entrance.
VOTE ON THE MOTION:
AYES: 5
NAYS: 1, FRIEL
CONTINUED HEARING:
CASE NO. 96-01:
SUPERAMERICA -
CUP AND VARIANCES
Chair Dwyer explained that the Planning Commission had discussed
SuperAmerica's request for a Conditional Use Permit and Variances which
would allow the development of a 2 acre site located along Mendota
Heights Road between Northland Drive and Highway 55 for a new
SuperAmerica convenience store of approximately 3,500 square feet with
an attached car wash at their January 23, 1996 meetiri�g. Dwyer explained
that the public hearing was continued until the February meeting in order to
3
give the applicant time to address concerns regarding:
1. Provide additional information regarding hardships to allow the
' following requested variances:
1. Pylon sign area of more than 100 square feet.
2. Trash enclosure setback.
3. Building setbacks.
2. Discuss utilization of a monument sign instead of the currently
proposed pylon sign.
Mr. Michael Cronin, of Michael Cronin & Associates, representing
SuperAmerica, informed the Commission that he has submitted revised
plans, as per their direction in January, regarding the design of the
monument sign and elevations and plans. He informed the Commission that
the elevation shows the enclosed trash container and has the correct
representation of the doorways. He stated the plans have the modifications
requested to the southwest corner of the site.
Cronin explained that Plan Sheet A3 indicates the new elevations and Sheet
C1 indicates the plot plan which shows the twenty foot setback and the
reduction of site lighting. Cronin explained the revised Landscape Plan
(Sheet L1) which includes ten additional Norway Pines which extends the
buffer zone. Regarding the MnDOT right-of-way, Cronin stated that MnDOT
has completed their tree inventory and have found there are no significant
trees within the right-of-way. He stated that 80 Amur Maples will be placed
on the site and 120 Amur Maples will be placed in the ditch area. He stated
that SuperAmerica believes that this is a nice tiase of replacement
vegetation.
Mr. Cronin explained that they are requesting a variance to increase the
pylon sign area from 100 square feet to 143 square feet. He explained the
height to be 25 feet high and that this complies with the ordinance
requirements. Cronin explained that their practical difficufty/hardship to be
the long viewing distances due to three frontages. He stated that they are
well within their allowed sign area and that are extending the pylon sign
face down rather than up.
Cronin explained that the variance for the building is for reducing the 100
foot setback from abutting major thoroughfares to 60 feet. He explained
that their practical difficulty/hardship is because of the orientation of the lot
to Highway 55, with the shortest side being perpendictl�lar to Highway 55
and also the zoning ordinance requirement for three front yard setbacks with
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one setback extending 100 feet from Highway 55 from a 60 foot setback
extending from Northland Drive. Cronin explained that mitigating this
variance, is 110 feet of right-of-way between the property line and Highway
55 roadway and only 45 feet of building frontage versus 360 feet of the
affected frontage all other frontage is opposite open parking, circulation and
pump islands.
Cronin explained their request for a variance which would allow a
freestanding pylon sign. He stated that the practical difficulty/hardship is
that there is only one single freestanding sign to serve three street frontages
and that the sole conforming location does not maximize view from two
major roadways. He stated the sign will be approximately 150 feet from the
actual roadways of both Highway 55 and Mendota Heights Road. He stated
that the sign wi�l also be located behind the landscape and open edge of
Mendota Heights Road.
Mr. Cronin explained that if SuperAmerica would be allowed to used the
allowable signage (according to the zoning ordinance) on the pylon sign,
then additional signage will not be necessary. He stated that the sign needs
to be a little bigger because of the distance from the site to the roadways.
Commissioner Duggan inquired if SuperAmerica will be requesting additional
signage in the future. Mr. Cronin responded that this is the maximum
signage they will be asking for.
Mr. Cronin stated that they are asking for a variance to reduce the setback
for an enclosed trash container from 60 feet to 45 feet. He explained that
the practical difficulty/hardship is that they have three front yard setbacks
and the location is at the narrow most edge of the lot and the need to be
accessible from the side of the building due to the interior plan. He stated
that mitigating this variance is that there will be low mass and height of the
structure and that there will be berms and plantings installed along
Northland Drive.
Chair Dwyer inquired about the 24 hour operation and whether the police
department has given its opinion regarding the hours of operation. Mr. Bill
Bahl, SuperAmerica Zone Manager, explained that approximately 40 percent
of robberies occur after 11:00 p.m. and before 3:00 a.m. He informed the
Commission that crimes are down. Mr. Bahl explained that with a 24 hour
operation there are less cash transactions made since the store is not
opening and closing during specific times. Mr. Bahl informed the
Commission that SuperAmerica handles their cash transactions via courier.
;
Chair Dwyer opened the meeting to the public.
5
There was no one present to discuss this request,
Commissioner Tilsen moved to close the hea�ing.
Commissioner Friei seconded the mation.
AYES: 6
NAYS: Q
Commissioner Friet inquired if the applicant is not able to construct a
building without a variance because the parcel is too small. Mr. Cronin
responded that this is a two acre site and that the shape is irregutar. He
stated that the setback requirements are extraordinary due to the three
frontages and that the parcel is xoned B-3. Mr, Cronin stated there is not
enough room to construct this building. Mr. Frie! inquired if Mr. Cranin
believes no permitted use could be built on this site. Mr. Cronin stated that
any use would entail losing the south half of the site.
Mr. Cronin stated the he believes tha# practical difficuttylhardships have
been identified. Commissianer Friel stated that this is an existing parcel of
land in which a building too large is being proposed for construction. f111r.
Cronin stated that the variance restrictions within the City's zoning
ordinance helps to ttigger special conditions and that the City should review
efforts that help mitigate the process. He stated that the variance
res#rictions are placed so that the character of a parcei is not significantty
changed. He stated that by granting approval af this variance request, the
city wil) nat change the character of #he B-3 zoning district.
Mr. Cronin stated that SuperAmerica has tried to accommodate #he City`s
Zoning Ordinance by creating a building which will not affect the districfi.
He stated that they have approached this parcel of land with the best of
intentions.
Commissioner Betlej inquired about the trash enclosure and the building
materials. Mr. Cronin responded #hat the materials witi be brick and that the
screening materials surrounding the air conditioning condensers will also be
brick.
The Commission discussed signage iliumination and it was determined that
only the SuperAmerica logo, on the canopy, will be illuminated. Planner
Uban confirmed that his calculations far on-site signage inctuded pump,
canopy and fascia signage.
Commissioner Duggan inquired if #here ars SuperAmerica designs in the
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metro area that did not require variance approvals. Mr. Cronin stated that it
is the footprint of the site that requires a variance and that the proposed
building is the standard building size for SuperAmerica. He stated that only
difference with the proposed Mendota Heights SuperAmerica is the car
wash is larger than other SuperAmerica car washes.
In response to a question from Commissioner Tilsen, Planner Uban stated
that all signs, as described by the applicant, meet the requirements of the
zoning ordinance for square footage. Mr. Cronin stated that 600 square
feet of signage is allowed on this site. He stated that SuperAmerica is
proposing 540 square feet of signage (building and canopy signage totals
390 square feet and the pylon sign totals 148 square feet).
Regarding building setback verses canopy setback, Planner Uban clarified
that although the building setback in the B-3 district is 60 feet from the
front yard, and canopy setback may be as close to the front yard 20 feet.
Commissioner Friel moved to recommend that the City Council deny
SuperAmerica's request for a Conditional Use Permit and Variances.
Commissioner Duggan seconded the motion.
Chair Dwyer stated that this piece of property is unique and that the
proposed SuperAmerica will benefit the Highway 55 area and that the
setback variances will not cause a problem with safety. -
Commissioner Lorberbaum stated that this is a good site and that it would
be a positive addition to the area. She stated that she agrees with the 24
hour operation. She stated that she is concerned over the amount of
variances and that a building could be constructed on this piece of land.
Commissioner Tilsen stated that this site is large enough to support this use.
He stated that the applicant could demonstrate a little more creativity.
VOTE ON MOTION
AYES: 3
NAYS: 3, DWYER, BETLEJ, TILSEN
MOTION FAILS
Chair Dwyer moved to recommend that the City Council grant a Conditional
Use Permit and Variances. �
r1
Chair Dwyer stated that this is a unique and difficult parcel of land to
develop and that because of its uniqueness the City will not be establishing
a precedent by approving this request. He stated that this is a quality
project and a real benefit to the City.
Commissioner Tilsen offered a friendly amendment to include a monument
style signage in place of the proposed pylon sign.
Commissioner Betlej seconded the motion.
AYES: 3
NAYS: FRIEL, LORBERBAUM, DUGGAN
MOTION FAILS
Chair Dwyer stated the Commission is at an impass and not able to make a
recommendation to the City Council. Chair Dwyer instructed the applicant
to appear before the City Council at their March 7, 1996 regular Council
meeting.
CONTINUED HEARING:
CASE NO. 96-04:
DAKOTA COUNTY HRA -
COMPREHENSIVE PLAN AMENDMENT, REZONING,
SUBDIVISION, CUP FOR MINING AND STRUCTURE
GREATER THAN 25 UNITS AND WETLANDS PERMIT
Ms. Kari Gill, Deputy Executive Director with the Dakota County HRA, was
present to discuss the HRA's request for a Comprehensive Plan
Amendment, Rezoning to R-3, Zoning Amendments for Senior Facilities,
Subdivision, CUP for Facility in Excess of 25 Units and Mining, which would
allow the construction of a 65 unit Senior Housing Project east of South
Plaza Drive and South of Highway 110.
Ms. Gill explained that the HRA has submitted revised plans and summary
which addresses concerns expressed by the Planning Commission at their
January 23, 1996 meeting. Ms Gill introduced Patrice Bataglia, Dakota
County Commissioner and Liaison to the HRA, Mr. Mark Ulfers, Dakota
County HRA and Mr. Jay Nelson, of BRW Architects.
Mr. Nelson explained that the revised site plan shows revision to the site
lighting plan. He explained that this new lighting plan reduces lighting levels
by 42 percent. Nelson stated the original lighting plan consisted of seven
0
tuminaries. Netson stated that HRA representatives understood the concern
for light spiltage anto nearby properties and decided to eliminate the wall
mounted fixtures over the garage door because it was a source of glare.
Nelson stated the new plan uses seven luminares with a 42 percent
reductian in light levels while still providing the recammended minirnum of
.5 foot candles on #he parking and walkway surfaces. He explained that
they relocated the new fixtures that are 150 watt high pressure sadium light
sources in cut off or "shoebox" fixtures. He expiained that these #ixtures are
designed for maximum conceatment of the light source. He stated they will
be mounted on 24 foot poles.
Nelson explained that the new plan witl result in a lower, more even iight
level on the surfaces and a minimum of luminare sources of glare in the
evening sky. He explainsd the sidewalk between the curb and the front
door will be lighted by recessed down lights in the canopy ceiling. He
stated they tried to reduce the light levels as much as possi6ie whi[e
maintaining a safe lighting level for senior housing.
Nelson stated that the HRA is aware of the Dodge Nature Center
representatives concerns regarding the propased facility. He stated that
while they are unable to totally shield the building from being viewed by the
nature center, the HRA is proposing to add a#hree to four foot berm to the
west side of the pathway with trees planted on it. Ne stated that some of
the Spruce trees will be 10 feet in height and some of the Sugar Maptes will
be four inches in diameter. Nelson stated these are larg�r trees than
typicalty ptanted with new construction and that the HRA wants to try to
improve the landscape barrisr between the building and the Dodge Nature
Center property. Chair Dwyer inquired about how much of the proposed
senior housing building wi!! stick up from the trees. Mr, Nelson stafied there
will stiit be about 30 feet.
Chair Dwyer inquired about the potential of rotating the building 90 degrees.
Mr. Nelson explained that the building entry should retate to the side of the
site where most people will see it. Nelson stated that the site grades are
quite stesp, which would make the elevations ar� infringement to adjacent
property owners and that entering on the side of the building would not
promate adequate traffic circulation.
Commissioner Duggan inquired about orienting the garage entrance sa that
it daes not face the Dodge Nature Center property.- Mr. Nelsan explained
that this concept would work against #he natural grade af the land and that
it would also create a very steep garage ramp. '
�7
Commissioner Betlej inquired about moving the building further south,
towards the ravine. Mr. Nelson responded that this would create a barrier
to the Friendly Hills drainage. Chair Dwyer stated that several letters from
Dodge Nature Center supports have suggested pushing the building further
to the south and east. Mr. Nelson stated this is not feasible because of the
ravine and the intrusion to the residential housing development.
Commissioner Tilsen presented alternative sketch elevations. He stated a
buffer zone could be created to help reduce the intrusion to the residential
neighborhood. He stated that he does not believe there is a grade problem
and that the ravine does not pose a problem. He further stated that by
rotating the buidling 180 degrees, the building shields the parking lot
lighting. Chair Dwyer stated that the Dodge Nature Center property is
utilized more during the day than at night. He stated that his concern for
nighttime lighting intrusion is for the Friendly Hills neighborhood.
Commissioner Tilsen stated that he does not feel the HRA plan has been put
together with the intent on reducing impact to the community. He stated
that HRA has other goals in mind with the development of the senior
housing building. He stated that the additional trees are a good idea, but
feels this is an: "after the fact" effort by the HRA.
Chair Dwyer inquired about softening the curves on the trail and paving the
trail all the way to Friendly Hills. Mr. Nelson responded that the revised site
plan shows the softened curves on the trail. H� stated that the HRA agreed
that the sharp curve should be revised. Nelson stated that the kink in the
corner of the trail has been realigned and that there will be additional trees
planted. Chair Dwyer inquired if the trail access to the Mendota Plaza will
still be accessible to the residential neighborhoods. Nelson responded yes
and that the grade will be softened by 5 percent. He further stated that this
realignment and grade softening will make the trail more ADA accessible.
Chair Dwyer inquired about the number of units and why they were
increased by 25 units and why the proposed building is a 3 story building.
Ms. Gill responded that the proposed senior housing facility has always
been presented as a three-story building similar to all the other buildings
completed by the Dakota County HRA. She explained that in order to
achieve certain economies of scale, three-story construction for residential
buildings is considered to be the most economical without getting to be too
large of a structure. She stated that a two-story building was not
contemplated when the financing was completed. She'stated that to
accommodate the same number of units with a two story building the
10
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building footprint would have to be greatly enlarged which adds significantly
to the construction costs. She stated that the HRA is also concerned about
the residential nature of the building when completed so they do not go
higher than three stories.
Commissioner Friel inquired about the Cooperative Agreement between the
City of Mendota Heights and the Dakota County HRA. Ms. Gill responded
that the building was originally expected to be 40 units. She stated that in
response to requests from the City, the HRA proposed the concept of
adding 25 units. She explained that prior to the construction of the
building, the HRA and City entered into an agreement to construct 65 units.
This agreement gives the HRA legal authority to move forward with the
project prior to the Planning Commission process. Commissioner Friel
inquired if this agreement was intended to bind the City. He further stated
that there are some inconsistencies within the agreement regarding the
number of units proposed. Ms. Gill stated that the cooperative agreement is
intended to bind the City. Ms. Gill stated that the City Council supports the
65 unit concept.
Commissioner Friel stated that the City is proposing to amend the zoning
ordinance to accommodate a lower standard of housing. Friel discussed the
Livable Communities Act and how the City needs to provide lower standards
of housing. He noted his concern for amending the zoning ordinance to
accommodate the Livable Communities Act �equirements and what affect
this will have in the future should other developers propose to construct
senior housing developments.
A discussion ensued regarding senior housing developments and how the
building designs for senior housing become less marketable for other uses.
Commissioner Friel inquired about how long the Dakota County HRA is
committed to operating the senior housing facility. Ms. Gill responded they
intend to be the long term operators.
Mark Ulfers, HRA Director, stated that the HRA is committed to
owning/operating senior housing for life of the building. He stated that
there is a real demand for cities to provide senior housing and that the
demand for senior housing will continue to escalate. Commissioner Friel
stated that as the years go on, there will be changes in the legislature and in
the law and the need for senior housing may not be as significant because
of these changes. He stated "nothing is forever" and that the City should be
concerned. He stated that he is not satisfied that the building will always
remain a senior housing facility. >
11
Commissioner Quggan stated that during previous discussians with the
Planning Cammission, the HRA presented the building to be a 40 unit
building. He stated that now, the HRA is affering an additional 25 units at
market rates. He stated that if the units are all the same, then why offer 25
units for market rates. Mr. Ulfers responded that the lower renta! units will
senre lower incame seniors and that there is also only funding available to
support 44 subsidized units. He stated that the units are all the same
quality but that there is only enough money to subsidize 40 units as low
income units. Commissioner Duggan stated that if the NRA cannot afford to
canstruct a building with additianal 25 units then the building shauld only be
constructed with the 40 units. Mr. Ulfers stated that the HRA believes that
the rent generated by the 25 units will be sufficient to suppart the additional
bonds and costs in aperating the facitity. He stated thafi the HRA is
proposing a good housing product for the City to offer its residents.
Cammissioner Duggan stated that he supports this venture for senior
housing but that he is concerned for private developers who may construct
a facility that is not of good quality. Quggan stated that the 600 square
feet of iiving space seems smait. Mr. Ulfers stated the size of the units have
been what they are using and are very wel! received by the senior
consumers. He s#ated that the HRA #ries to build a normal sized building
but provide a community atmosphere for its senrors by creating common
areas which promotes social interactian.
Mr. Ulfers stated that other cities have had a challenge in having senior
facilities meet their zo�ing requirements. Commissioner Frie1 stated that th�
canstruction of the facility depends upon the City amending its zoning
ardinance. Mr. U[fers stated the HRA is committed to providing a quality
praject which alsa offers affordable rent.
Chair Dwyer opened the meeting to the public.
Dr. Gregory Lee, Dodge Nature Center, submitted colored photos and sail
surveys. Lee siated #hat he is in opposition to the propased senior facitity
due to the proposed height of the structure. He stated that senior housing
is a good conc�pt for the community. He inquired abaut the proposed
berming along the eas#ern property line. Mr. Nelson reviewed the revised
pian and explained that a berm can be constructed with trees placed on the
berm. He explained that #his should help raise the elevation about 6 to 8
feet. Dr. Lee expressed cancern abaut the physical presence of the senior
housing project during day light hours. He expressed concem regarding the
paor quaiity of soil and the nature of the soit being fitl rx�ay nat support the
planting of trees. He s#ated he would like to see a soit profite completed
12
and that modifications may be necessary.
A discussion ensued regarding the types of trees and where the trees
should be planted to best screen the nature center property from the senior
housing development. Representatives from the Dakota County HRA and
the Dodge Nature Center agreed to work together.
Chair Dwyer stated that the City has received numerous correspondence
from Dodge Nature Center supporters. He stated that he is a member of the
Dodge Nature Center. Dwyer pointed out that if an individual were to scan
the horizon from the Dodge fVature Center property, they will notice that
there are a lot of buildings that pose a visual impact to the nature center
property (Mendota Plaza, Copperfield and Friendly Hills neighborhood and
Sibley High School). He stated that he supports the screening concept.
Patrice Bataglia, Dakota County Commissioner, stated that she appreciates
the general support of the Planning Commission and understands their
concerns and issues. She stated that the Dakota County HRA is nationally
recognized for providing senior housing to county residents. She stated the
HRA has received Senior Federation Awards which recognizes the manner in
developing a facility which utilizes various avenues of financial feasibilities.
Ms. Bataglia stated that she has visited all of the County housing sites and
in each case, all seniors were very satisfied with the size of their unit. She
stated the public areas are large and all of the seniors look greatly
appreciated the public space. She stated that there is also quiet space
available for seniors to enjoy reading and other activities. She stated that
she would be happy to tour the existing HRA facilities with members of the
Planning Commission.
Ms. Bataglia stated that there are over 1,000 people on the HRA waiting
list. She agreed that affordable housing is an issue, especially with the
senior population. She explained that a moderate income unit provides an
avenue to allow seniors to be able to maintain their finances individually and
not collectively with family members. She stated that she is very supportive
of this project and that it is a long awaited project.
Commissioner Friel inquired if the HRA is concerned with offering the same
square footage unit space and charging different rental amounts. Ms.
Bataglia responded that this is an issue that is dealt with prior to the space
rental.
�
Commissioner Tilsen stated that the design of the project should be more
13
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creative. IVIs. Bataglia stated that severaE options were presented to the
HRA and that several factors were taken into account and that significant
efforts have been made to accammadate site restrictions while provide a
beautiful structure that everyone will be proud of. Commissioner Tilsen
stated that some key isseses were not taken into account. He inquired if it is
too late to relook at the pracess of designing a more creative building.
Commissioner Friel stated that this whole design assumes that the Planning
Commission and City Councii will adopt the senior housing zoning ordinance
amendments. Ms. Bataglia stated that the Council has approved a
coaperative agreement. Commissioner Friel inquired why the Planning
Commission was not a part of the agreement process.
Mr. Bill Buehl, 7 Dorset, stated he has been a nine year resident of Mendota
H�ights and that the Dodge Nature Genter is very distressed with the
current proposal. He stated that the HRA has demonstrated how this
devetopment can be screened but that they need to show that they care
about the open space. He noted his concern for future developers and that
the City should be concerned in not establishing precedent.
Commissioner Tilsen moved to close the public hearing.
Cammissioner Betlej seconded the motion.
AYES: C
NAYS: 0
Mr. Nelson explained that unit sizes vary from 660 square feet to 920
square feet per unit. It was determined that approximately 24,004 square
feet of building space will be used as common space. The Cammission
discussed the calculation for lat area per unit space. It was determined that
there may be a few too many units far this site.
Commissioner Betlej suggested that the Commission table this matter which
would then allow the Commission time to discuss the Amendment to the
City's Zoning Ordinance regarding senior housing.
Chair Dwyer calied a recess at 'i 4:16 p.m.
Chair Dwyer reconvened the meeting at 14:28 p.m.
;
�
�.
HEARtNG:
CASE NO. 06•08:
CITY OF MENDOTA HEtGHTS -
AMENDMENT TO ZONING 4RDlNANCE -
�ENIOR HOUStNG
Chair Dwyer explained that the Council has ordered a public hearing to be
conducted by the Ptanning Commission to consider enacting ordinances
which addresses seniar housing provisions in the R-3 zone and to rezone the
Dakota Gounty HRA site to R-3.
Cammissioner Friel stated that the ordinance amendment should provide for
senior housing developments while ensuring the proper control of senior
housing facilities throughout the City. Commissioner Friel suggested the
follawing amendments for discussion:
Section 12.2(7) is hereby amended in its entirety so that as amended it shall
read as follows: �
12.2{7} Senior Housing. The following design standards may be permitted if
consistent with the public health safety and welfare, at the discretion of the
Council if common area facilities and underground parking are provided:
1. Lot area: 50 percent of requirement in Section 12.4(4}
2. Parking: 50 percent of requirement in Section 12.5(1 �
3. Unit Size: 80 percent of requirement for one and two bedroom
units in Section 12.4{3). Three bedroom units are not
allowed in Senior Housing. �
4. Storage: 60 percent of the requirement in Section 12.7{?}.
!f any of the foregoing design standards are permitted ta provide for Senior
Housing, then the facilities for which they are permitted shall thereafter be
used onty for Senior Nousing unless such facilities are altered so as ta
eliminate all af the variances from the design standards which are otherwise
applicable in this zoning district.
Commissioner Friel stated that he daes not believe in reducing standards for
senior housing and that he does not want the City ta be abused because of
economics. He stated that he does not want the City to reduce its
standards in the R-3 zaning district. Commissianer. Betlej disagreed.
Commissioner Friel stated the City shauld not facus an�the ordinance
amendment as it relates to the Dakota County HRA's proposai. He stated
�
that there is no mechanism in place for a private developer to construct a
senior housing facility. Chair Dwyer stated that the HRA has presented a
fine project that needs some massaging. He stated that the Commission
believes the HRA will be a good and benevolent landlord. He stated the
Commission is concerned with establishing an ordinance that reduces
standards for senior housing facilities.
Commissioner Lorberbaum inquired if other communities have senior
housing ordinances and if their ordinances allow for flexibility in
constructing these facilities.
Chair Dwyer stated he does not want to see the quality of building material
reduced and that he would like the ordinance to be more specific with size
of units, parking spaces and storage. Commissioner Duggan inquired if the
city could spot zone. Planner Uban explained that senior housing could be
considered as a conditional use within the R-3 zoning district.
Chair Dwyer inquired about the HRA's construction schedule. Mr. Ulfers
stated that the time table is a concern and that delay of the process may be
detrimental.
Commissioner Friel stated the Commission is not in the position to amend
the ordinance tonight. '
Commissioner Friel moved to table the discussion until March 26, 1996
which would allow time for City staff to generate a draft ordinance which
incorporates the Commission's concern regarding government senior
housing developers and private developers, operational standards that are
essential to developing a facility.
Commissioner Betlej seconded the motion.
AYES: 6
NAYS: 0
CONTINUED HEARING:
CASE NO. 96-04: HRA
Commissioner Friel moved to continue the public hearing and to extend the
60-day processing time limit for a second 60 days in order to allow time for
additional review on proposed changes and have legal input to the City
Zoning Ordinance Amendment allowing Senior Housing. If the 60-day time
limit is unable to be extended, then the Planning Comrr�ission recommends
denial of the Dakota County HRA request.
r[:�
Commissioner Duggan seconded the motion.
AYES: 5
NAYS: 1, TILSEN
HEARING:
CASE NO. 96-08:
CITY OF MENDOTA HEIGHTS -
ZONING ORDINANCE REVISIONS FOR
MOTOR FUEL STATIONS AND BANK
DRIVE-IN WINDOWS
Commissioner Friel moved to recommend that the City Council amend the
Zoning Ordinance to restore motor fuel stations and motor fuel convenience
stores in the B-2 zone and to allow drive-in facilities at banks.
Commissioner Betlej seconded the motion.
AYES: 6
NAYS: 0
HEARING:
CASE NO. 96-05:
DAKOTA BANK -
SUBDIVISION
Mr. John Seidel, Dakota Bank, was present to discuss their request to
subdivide a 5.6 acre site, known as the Curley site, into two commercial
parcels and five single family lots.
Seidel explained that Dakota Bank is looking to build a main bank
headquarters building on the Curley site. He explained that the Curley site
and the SOS site 5.6 acres is currently under a purchase option due to
expire early April of this year. He explained that the entire site needs to be
purchased and developed as one project to properly implement an
appropriate and comprehensive development for this area of the city. He
explained that the bank does not need the entire parcel for the bank
building.
Seidel explained that the current residential zoned lots are too small to be
developed and are proposed to be replatted to five conforming residential
lots. He explained that the current B-2 zoned area would be replatted as
two developable lots and an outlot to be used for the extension of the
existing east frontage road to a connection with the existing west frontage
17
road at Lexington Avenue.
Seidel stated #he bank intends to build on the larger parcel with a
SuperAmerica facility to be built on the smaller parcel at the intersection of
�exington and Highway 110. He explained that due to the existing
underground contamination of the SOS site, the bank cannot build on the
corner. Seidel stated that SuperAmerica is willing commit to undertake the
clean-up process and fihe correction of site conditians and build on the
corner cantaminated site.
Seidel explained that a committee was established, which includes two City
Councilmernbers, to help establish criteria for developing this site. He
expiained that on January 24, 1996, approximately 40 peopte attended a
neighborhood meeting to discuss #he plans and ask questions about this
project.
Seidel stated that the majar concerns from the January 24 meeting included
concerns on the design, traffic and 24 haur convenience store operation.
Mr. Jack Boarmann, Architect, explained that there was an erroc on the
plans which indicated the frontage road right-of-way to be only 54 feet
wide. He stated that the right-of-way will be fi0 feet. Ne stated that the
street width has been increased to meet the minimum standards of the City
and MnQQT. He explained tha# the ptanner suggested that their right in,
right out access to Highway 110 be closed off. Baarmann stated that they
have a concern wi#h ctosing this access off and that a right inlright out
wauld serve the traffic circulatian well.
Baarmann stated that the final plans will include erasion control and
drainage details, and that a buffer, berm and landscaping will be instatied
prior to fihe development of the single family lots. He stated that these
p[ans witi be submitted to the City`s Engineering Department far their
review.
Boarmann stated that there are a number of planning issues that have
already been established prior to this subdivision request. He stated that
the existing frontage road and intersection pre-date this proposed
development. He explained that the bank development does not require
variances. He explained that the SuperAmerica development does require a
speciai use permit and has variances. He explained that the frontage raad
currently is not well coordinated and the development to correct this creates
the hardship that causes the bufk of the variances. >
Chair Dwyer opened the meeting to the public.
Mr. Jim McShane, of 2061 Theresa Streefi, stated he has been a resident for
25 years and that he would like to see this area remain as open green
space.
Mr. John Nides, 2094 Patricia Street, stated he has been a resident for 10
years and tha# working wi#h the SuperAmerica and Qakofia Bank has been a
goad experience. He stated that his main concerns are about traffic and
safety. He stated that he has not been given information an the projected
traffic the SuperAmerica will generate. He stated there a several gas
stations in a five mile radius and that #here sesms to be plenty of gas pumps
available. He stated he is hugely concerned for the safety and control of
pedestrians in the area. He €urther inquired if a 24 hour operation is
necessary. He stated there is always a lot of congestion with car washes.
Mr. F.B. Danieis, af 2056 Timmy Street, stated that he feels that the
relatively low turn out for the hearing demonstrates the [ack of concern by
the neighbors for this project. He stated that he is happy with the proposed
project and that his questions regarding traffic congestion control and
landscape screening have been answered satisfactorily. He stated that this
is the best proposa! that he has seen for this site.
Commissioner Lorberbaum moved to clase the public hearing.
Commissioner Betlej seconded the motion.
AYES: 6
NAYS: 0
The Commission discussed Planner Uban's suggestion in closing off the
access to Highway 110. Planner Uban stated that there is very little space
between the frontage road and Highway 110 and that there is not enough
depth to accommodate cars pulling in and out. He suggested that if the
frontage road is pulled to the south (40 or 50 feet) then two cars could
stack. Commissioner Tilsen suggested that a right out only be constructed.
Planner Uban stated that the City will still want to be sure stacking is
accommodated. Commissioner Duggan informed the Commission that Mr.
Tim Curley is unhappy with the idea of closing the frontage raad access to
Highway 11 Ci.
Commissioner Tilsen stated that the site proposed for the SuperAmerica
sight is small and he inquired why the property could not be develaped as
one site. Mr. SeideE respanded that there are two separate parcels and two
�
sepacate owners. He explained that the contamination is a problem for the
bank owning the site and that there are not too many owners who are
willing to accept the liability for ciearing the site of contamination.
Commissioner Tiisen stated that he would like to see only one parcel of
land. �
A discussion ens�ed regarding the projected traffic counts the bank and
SuperAmerica will generate. It was noted that the bank has varying days of
activity and that SuperAmerica will be considered an interceptor of traffic.
Planner Uban stated there is approximately 1$,OOQ to 20,000 cars on
Highway '110 and between 2,a40 and 3,000 an Lexington Avenue.
Commissioner Duggan stated that the SuperAmerica will generate more
traffic. He inquired if an additionat traffic light will be needed. Mr.
Boa�mann stated that an additianal traffic light is not warranted, Public
.. . Works Director Danielson concurred. Mr. Boarmann stated that a stop sign
will be needed.
In response to a quss#ion from Commissioner Duggan, Mr. Boarmann stated
that the proposed five residential parcels wili be accessed off of Mary Adel�.
He stated that new 7-"10 foot pine trees will also be planted as a buffer
between the commercial and residentiat developments.
Cammissioner Duggan stated that he does not feel that another gas station
in the area is necessary and he stated that he is uncomfortable wi#h the idea
that °his" tax payer ma�ey is n�eded to make this development work.
Chair Dwyer inquired if the SuperAmerica buifding could be moved further ta
the east so that variances would be unnecessary. Mr. Boarmann respanded
na and that #he placement of the buildings has been designed to best
accammodate the streetlhighway access. Mr. Boarmann stated that the
Zoning Ordinance dictates where the front yard is to be located. Chair
Dwyer stated that the frontage road has created the problem. Mr.
Baarmann concurred and reminded the Commission that this problem pre-
dates th�s process.
Commissioner Duggan inquired "rf Mr. Boarmann considered nat creating
residen#ial lots and moving the road further south, Mr. Boarmann responded
no because they do not own that piece of property.
Commissioner Betlej inquired about the turning radius into the SuperAm�rica
site. Planner Uban stated tha# he is not concerned about the tightness of
the curves as long as there is a standard street constru'ction.
20
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Commissioner Betiej expressed his dispfeasure with this buiiding design
creating a situation that will require a number of variances.
In respanse to a question from Comrnissioner Friel, Mr. Boarmann stated the
contaminated site needs to be cleaned up by a gas statian. Commissianer
Friel inquired about the construction schedule. Mr. Seide! responded that
construction for the bank should start this fall with occupancy in 1997.
Commissioner Friel inquired as to why an access is required off of Lexington
Avenue. Mr. Boarmann sta#ed that the existing curb cut is too close to the
intersection. He stated that currently stacking is a problem an Highway
'! 10. Boarmann stated that sharing a curb cut is better' than having a
stacking problem.
Commissioner Friel stated that he has a concern with creating a plat that
requires variances.
In order to allow discussion on Case No. 960C: SuperAmerica - CUP and
Variance request, Commissioner Friel moved to table discussion on Dakota
Bank's subdivision request.
Commissioner Tilsen seconded #he motion.
AYES: 6
NAYS: 0
Commissioner Lorberbaum inquired if more information is needed regarding
the residentia! lots. Mr. Seide! responded that Dakota Bank is planning the
subdivision to inctude the residential lots.
HEARING:
GASE NO. 9fi-06:
SUPERAMERICA -
GQNDITIC?NAL. USE PERMIT AND
VARIANCES
Mr. Michael Cronin, architect, representing SuperAmerica, was present to
discuss their request for a Canditional Use Permit and llariances which
would allow the construction of a service statian/convenience store on Lot
1, Block '1, Dakata VaEley View Addition.
Chair Dwyer stated there are numerous variances being requested which
, include building, trash enclosure, parking, driveway ane! sign setbacks along
with a driveway width variance.
21
Commissioner Tilsen inquired as to why this development was not
processed under the Planned Unit Development process. Chair Dwyer
inquired if the variance process would be eliminated if this project were to
be developed as a planned unit development.
Mr. Cronin explained that the practical difficulties and undue hardship to this
development were generally created by the following conditions:
1. The location of the SuperAmerica on Lot 1 has been determined by
the existing use of this site. Cronin stated that the known
contamination caused by the underground tanks of the present
service station at this site means that the most practical successor
use is another motor fuel station/convenience store.
2. The shape and size of Lot 1 was determined by the practical need to
match the proposed new frontage road connecting to Lexington
Avenue from the east with the present frontage road connecting to
Lexington Avenue from the west.
3. Conditions one and two have created a motor fuel
station/convenience store site that has public roads on all sides,
requiring an extraordinary (in relation to the normally required 30 feet
front setback in the B-2 district) 60 foot front yard setbacks to be
applied from all property lines.
4. The sole location for a motor fuel building meeting all setbacks would
be the center of the site. This is not the most practical location for
site utilization and circulation, a typical location, or due to the
surroundings, the desired location for the building. The practical,
typical and desired location for any motor fuel type building will
require the consideration of at least two variances to the front yard
setbacks.
Mr. Cronin explained that they have designed a building with a residential
image. He explained that they will be adding a brick band and that staff has
suggested that larger eaves be added to the store. Cronin stated that the
trash enclosure will be design to be the same as the Highway 55
SuperAmerica proposal. He stated that the car wash will not have direct
access to Lexington Avenue and that this promotes positive circulation with
car stacking to enter on Lexington Avenue. .
Cronin stated that they have been sensitive to the neig�borhood's concerns
especially with respect to creating a buffer between the proposed residential
22
lots and the service station. He stated that a berm will be created on the
� sauth edge of the road with scotch pine trees being planted. He stated that
23 percen# of the site will be landscaped.
Cronin exptained that parking witt be provided on site, under the canopy and
in front of the store. He stated tha# staff parking wil! be along Highway
'11f3.
Cronin explained that signage will consist of an entry sign, car wash, sign
and canopy signage. He explained that a monument sign wili be
constructed on the far north eastern edge of the lot. Cronin explained that
the specific location of #he sign in this corner is determined by the location
of the s#orm drains inta the Highway 110 ditch. He stated that a monument
style sign cannot practically meet the verticaf clearance requirement. Cronin
stated that the proposed locatian of the sign is more respectful of a
residential image along Lexington and Highvfray 11 C} than a location in the
northwest carner of the site.
Chair Dwyer opened the hearing to the public.
Mr. John Nides, Patricia Street, inquired about the number of pumps. Mr.
Cronin respo�ded six pumps fuet'rng a maximum of 12 cars at a time. Nides
noted his concern for traffic flow and he inquired if it is necessary to have
the service station and its car wash open after 10:04 p.m.
Commissioner Duggan informed the Commission that Curley fumiture trucks
access off of Highway 110. Mr. Nides noted his concern for fue! delivery
trucks tuming radius probtems. Nlr. Cronin stated that SuperAmerica is
confident that their trucks will have adequate turning radius.
Cammissioner Duggan inquired about a trail along the Curley property.
Public Works Director Danielson explained that this trail was an a temparary
easement that was rescinded by the Curley's. He stated that #he trail along
Lexingtan does cross over the new frontage road.
Commissioner Lorberbaum inquired if there will be bike racks. Mr. Cronin
stated they would consider this option.
Mr. Sam VanTassel, SuperAmerica, and Nlr. Qan Bitmart, Construction
Manager, discussed the environmental clean up pro.cess. They bath
discussed the State`s requirements and haw SuperAmerica takes great care
in creating a safe and healthy environment by installing�double wall tanks
with state ofi the art electronic detector devises. They stated there witl be
23
!
four underground tanks on site.
Chair Qwyer moved to close the public hearing.
Commissioner Tilsen seconded the motion.
AYES: 6
NAYS: 0
Commissioner Betlej inquired if the SuperAmerica could be constructed
without the car wash. Mr. VanTassei stated that it is the consumers that
request that a car wash be available for their use at service
stationslconvenience stores. Commissioner Lorberbaum inquired if
SuperAmerica would be willing to restrict their hours of operation to 18
haurs. Mr. VanTassel responded that a 24 hour service station operation is
needed and used by the consumer utilizing the service stationlconvenience
store.
Cammissioner Betlej moved to recommend that the City Council deny the
request for a Condit�onat Use Permit and Variances because #he site could
be developed in a fashion that is consistent with the City's Zoning
Qrdinance.
Commissioner Friel seconded the motion.
Commissioner Duggan summarized information from the City's
Comprehensive Pian.
Commissioner Tilsen stated thafi this is an �xcellent property in many ways
and that the building cauld be maved to alleviate the setback concerns. He
suggested that the Planned Unit Deveiopment pracess may be an altemative
in pursuing development of this site.
Chair Dwyer stated that the City should accept this development cancept
becactse it is a difficult corner to develapment. He stated that the City may
not see another design for this corner that is clean and functional. He
stated that the Commission will be making a mistake if they do not
recommend approval of the project.
• . •1 u• •►
AYES: 3
NAYS: 3, LORBERBAUM, DWYER, TILSEN
24
`
MOTION FAILS
Chair Dwyer moved to recommend that the City Council approve the
request.
Commissioner Lorberbaum offered a friendly amendment by adding that the
service station/convenience store operation be limited to an 18 hour
operation.
Commissioner Tilsen inquired if SuperAmerica would consider moving the
car wash. Mr. Cronin stated that there is no room to shift the building.
Tilsen stated that five feet could be added to the parking lot which would
add more circulation on the north side.
Commissioner Duggan stated he is not comfortable with the Planning
Commission supporting this project knowing that TIF money will be used
and he is not comfortable with the proposed design of the building.
Commissioner Duggan offered a friendly amendment by adding that TIF
money not be used for this project.
Chair Dwyer did not accept the friendly amendments.
VOTE ON THE MOTION
AYES: 1 '
NAYS: 5, LORBERBAUM, DUGGAN, TILSEN, FRIEL, BETLEJ
MOTION FAILS -
Commissioner Duggan moved to recommend that the City Council grant the
request without including the car wash, limiting the store operation to 18
hours and that no TIF money be used.
MOTION FAILS DUE TO LACK OF SECOND
Commissioner Friel moved to recommend that the City Council deny the
request.
Commissioner Betlej seconded the motion.
AYES: 4
NAYS: 2, DWYER, LORBERBAUM
MOTION PASSES
25
;
HEARING:
CASE NO. 96-05:
DAKOTA BANK
Commissioner Friel moved to recommend that the City Council deny the
subdivision request.
Commissioner Betlej seconded the motion.
AYES: 2
NAYS: 4, DWYER, DUGGAN, LORBERBAUM, TILSEN
MOTION FAILS
Commissioner Duggan moved that the City Council approve the preliminary
plat.
Commissioner Lorberbaum seconded the motion.
AYES: 4
NAYS: 2, FRIEL, BETLEJ
VERBAL REVIEW
Public Works Director Danielson briefed the Planning Commission on recent
City Council actions regarding recent planning cases.
ADJOURNMENT
There being no further business, the Planning Commission moved to adjourn
its meeting at 1:30 a.m.
Respectfully submitted,
Kimberlee K. Blaeser
Senior Secretary
26
�
�
T0:
FROM:
SUBJECT:
BUILDING
PERMITS•
MEMO
Date: 2-26-96
Mayo�, City Co�cil, and City Administrator
Paul R. Berg, Code Enforcement Officer �V� �
Building Activity Repart for February 1996
CURRENT MONTH
No. Valuation Fee Collected
SFD 0 0 0
APT 0 0 0
TONNHOUSE 0 0 0 �
CONDO 0 0 0 I
MISC. 11 86,507.00 1,304.55 �
C/I 5 82,735.00 1,253.68 �
-------------------------------------------i
Sub Total 16 169,242.00 2,558.23 �
TRADE
PERMITS•
YEAR TO DATE 96
� No. Valuation fee Cotlected
1 125,956.00 1,205.33
0 0 0 'i
0 0 0 �
0 0 0 �
24 325,082.00 4,27T.23 �
13 231,405.00 3,394.79 �
"""""""' �"""""""""•i
38 682,443.00 8,866.35 �
YEAR TO DATE 95
I No. Valuation Fee Collected
0 0 0
0 0 0
0 0 0
0 0 0
22 459,015.00 6,591.59
18 599,339.00 6,973.57
""' �' �' �""' - �""""--""""' -
40 1,058,354.00 13,565.16
Ptunbing 3 44.00 � 16 514.00 � 20 1,088.00
Water 0 0 � 4 20.00 � 2 10.00
SeWer 0 0 � 4 70.00 � 3 52.50
Heat, AC, I I -
& Gas 21 722.00 � 42 1,713.00 � 37 3,106.00
-------------------------------------------+------------------------------------+------------------------------------
Sub Total 24 766.00 � 66 2,317.00 � 62 4,256.50
� �
� �
Licensina• I I
� �
Contractor�s � I
Licenses 65 1,625.00 � 196 4,900.00 � 217 5,425.00
-------------------------------------------+------------------------------------+------------------------------------
Total 105 169,242.00 4,949.23 � 300 682,443.00 16,083.35 � 319 1,058,354.00 23,246.66
NOTE: All fee amounts exclude Sac, 41ac, and State Surcharge. Mwunts shaun will reflect only permit, plan check fee, and
valuation amo�ts.
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TU: iiagar and Citg CounciZ
CLAI!•LS LTST SUMMARY:
TOCttZ. '4'IB,iffi
Siyrdficant C.Lafsas
Health Partners
Met Csrunvil Waste
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Ternp Check Number �
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Tc�tals Terno Check h�unber 7
'�" Ternp Gh�?ck f�fumber '� 8 . �
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Ternp Check Nuni�er 9
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Trrtais Temo Cnecic i�urnber 12 • �
Terno Check Number ;3
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23 354:.. 8�1 � �
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.» i8 Dak�ria Cr,,unty �nv Decrt 01-449Q�-Q�70--70 annl fee 55, 85
i6 Dakc,ta Cc�ur�ty cr�v De�aw �5-44��.�-Qo�-6� �nr�: fee 55.84 . _
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Tatais Temo C�ecec l�umber 18
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Tatals Temp C�ecit tvumber 19 �
Ternp Check Number 20
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24 • 16u. k6i
�,� Tut�ls ierao rCceck hurnber 24 �
?esnp C�eck lLunztser �5
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25 Glo'�e F'rir�t ing & S�.ipplies @2-4,3�0-Q��t-2l sGlys 8i.66
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29 Heaith Partriers 2i.-4131-02S�-c�, rnar orern c:,��+5.44
�+ 2'3 hea i th Part ners 01-A 13i -040-40 rnar pr-ern 552. 74 �
29 ::e�it� r�ax•tr•�ers 2f-4i3i-�S�t-5�i rnar prem i, 6^c3.74
89 Nealt"� r�ar�tners 01-4131-070-7�e't rnar prern �Si.4�
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' �9 I:eslt:� F�artners i5-4131-�60-6a rnar p�^ern s'�1.48
29 :ieaith Partr�ers �C3-1145 m�r prem 357.00
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Tc�tals ?emp Ch�ck :�umber 2� '
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{4ty Twtals iemp Ctiecit Nurnuer 31 ' �
TemQ Check Nurnber 3�
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33 Paui K�iser 0i-4268-1��1-3u� feb svc :.336. i.2
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Tatals Ternn Check #�umbEr 33
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� 34 K�t Keys �DS�t1JSJ�.�'t.1J'�:�� rprs . 5�.50 �
34 Kat Keys Q�1-A33�-440-�0 rprs i25.5�3
-: •} 68 i 75. �c14.7 � �
"' Totals Terno Check Nun7ber 34 .
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Number Vendor N�me Account Cade Comments
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� 35 ihc�m�s i(nuti� 25-4210-@oQ�-60 exp reimb 15. �0 �
35 iEiarna5 Knutti' 27-4ii5-7i0-0� �xp reirnb 1i.7rD
35 Tharaas Kru_�th �7-A4i5-726-0� exp reimb c1.6t�
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' �5 Thar��as Kr�uLh �i�5-44:�-305-i� exp reimb ii.10
a5 Thur�ics f;nutn V,JJ��l�Fi�—S�J'�1J rnar ailaw 10- 00
: : 20 $3. 20J �
Totais Tema C1eck tiumber 35
• Temp Check �ur,�tser 36 �
f, y . 35 Krec:�s Busir�e�s Sy�tems Q�i-433Q�-490-i¢� 1 rprs � 85_0Q� �
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Ternp C:-ieck NumSer� 3'7
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37 �� L S �cii-�2�7.'�.i rnar due� 363.0�
y? 363. Q�0 �
^ Tatals i emp Check :�urnber 37
Terno G:��ck �;um:,er, 38 , �
.. 38 �uV Kulland�r 4�8-433i-Zs��-��Y exp reimb 6i.77 .
. 38 Guy Ku�i�ncer �11-44�N-lOy--v�9 exp reirnb ' �Fa•�8 �
•• 38 Guy Kui i�r7Cer � G�S-/+4:i-iQ�5-i5 • exp reir�ib i6• 50
36 ��iy K�sll�ncler 09-44;5-Q+��-G0 exp reirnl� �5. i5 �
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Tat�ls, Terna CnPrk Vumber 38 • �
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.. 35 �a�ercuist Cc�r�o �8-4335-Qtr�r�-�� - nzar svc 3�.52 �
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Tc�tais ietnp Cneck �vurnbet^ 33 •
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Number Vendor N�me Account Code
{�••. 41 4eef Bras 01-4�35-3i0-5u7
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Tata:;s Ternn Ctieck Number• 4i
' Temp Ch�ck 'sV�.�mber 4c
4� �irrcc�ln �enefit P�i-2�7�+
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42 i.incain E-cer�ef it Qii-41.�.-110--i@
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Tatals Terno Ctieek :Vurnher, 4�
��' Temp Checit Nurnber 4a
i•, 43 Y A Associates Qai-43�uS-�'TQ�-7�:
�� 4� M A Rssaciates 0i-4305-�70-7�
43 r A Assoc:�tes 01-43�5-050-.��i
43 hi A Asst,ciates 01-4,}��-�t�i0-��
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;•�., T�,tals i"eraa C�eck �v�trnber 43
i emp Check Rur��ber 44
`..� 4A McrR ire�surer Oi-4%+k'�4-0�0-2�C�
. 44
'� Tatais Temo Chec{< Nurnber� 44
r� 'Terno Check Uurr�ber 4�
45 i�i�nar-ds �i�i-4.�3f�t-y9F,-5��
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- 7aCals Tesnp Ch�rk Nusober 45
• 7emo Chec�c h;ur�iber 46
. 46 i�etra Cauncii Wa�tew�tc�r Svc i5-4k49-�DoQt-6Q�
•� 46 trietra Counci i Wastewater Svc i7-3575
• 9C
Tata2s 7erno Gtieck Numi�er 46
�, Ternp Ghecit :yurnber 47
47 MiCwes•t F�acker F�arts c�i-433?1-4��-5�t
Page 7 �
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� 1 Mar. '96 ' � ' � , Cl�irns Li= ' Page 8 �
Fri : ' AM � City of Mendc�ta . nts ,
� Temp Check Number 47 , .. ,:. �
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Number Vendor Name Account Code Carnments Amaunt
�� Totals iemp Cn�ck Nurnber 47 �
Ternp Ch�ett �iuri�aer 46
��� 48 M' F G ' Q�i-480�2t-I i0-ffd sp2y5 135. 45 �
G8 M G' G 81-4302�-030-30 splys 45.20 .
k$ M P C 01-4300-�40-40 snlys 67.75 �!
�`,: 46 h1 G 6 01-43PiQt-id52c-Sd spiys 45. c0
k8 M F' G @i-43Q0-tt7Ct-7�u solys ' � 45. citl
,,...r 4t3 i'+i i-' G Qi-^43G�fA-fc�E3Pi-6k'i spiys 67.75 �
`^'' 4@ fY! fi' G Q!i-449�-Sk�`3-09 solys �10. i4
48 M F� G G15-430�-3,05-i.�, sp:ys 135.45
� 48 M P� 25-43t�ID-460-6Q salys 45.2� �
k6 MI F� � 01-4300-120-is� disec,�ent 12.7�ct^
.�,? . 480 . 664.62 !�
Tutais Terno C1�ck tiurnber� 48 .
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Tetnp Gheck �kur�lbe�^ 49 �
43 ��'rirm D�ot u'F Revenue Oi-4490-4}5�-50 h�z waste fee 16. �5
,�� 49 Minn Dept caf .�ever�ue 0I-449+�-0?0-r0 haz was�er fee i6.65 �
^�• G9 Minn Deov of �ev�nue i5-4496-Q�6�-E��, ha^< w�ste fee i6.7��
; y:� 147 5ft�. '�'�� �
Tatals Terno Check tiumber 4�
�-� Temp Check NurnSer SQt , �
521 Minn iYiute��i Life Ina Q+I-cQ�7�t cnar prem i�3.77 -
crQi Mirm Mut�.ial, Life Ins �1-�ri3i-ii4i-itd rnar prem � 7.60 �
.... 5a Yinr� Yu�uai Life ir�s t�1-4i3i-0�0-2Q mar^ prern 2G.¢�S
50 Minr� Mvs�.�al l.ife Tns 02-43�1-ki545-57� r�at, prem �.8�
� ' SQ� Minn �lutu�i Life Ir�y 01-ki3i-07Qi-74� rnar prem '� 5•?E �
•52+ rinn :Y;ute.�a2 Wife ins P,8-4131-��Q�43-+�+� mar prern :.'��
� 3fi0 �4c^. $c^ �
�..' Tc�tais -Teino '�h�ek l�us��et� 5u� '
•Temp Check t�iumb�r . S1 �
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51 Mirrnesc�ta Ber�efit Aasn a1-^c�174 rnar prero 383.68
�; 51 Minnesata Eten�fit pssn 01-4131-0�P,-20 mar prern 368.43 �
�• S1 Minnesc�ia Eser�efit ASsn G�1-4i3i-�C50-50 � mar prern 55+'8i
51 Minttesc,ta Benefit Assr� 01-4131-hc70-70 rnar prem s13=i3
5i Mironea�-+ta Benefit f}ssr� P�i-413i-Si0-iQi m�r prern �4.�8; �
�'�^� 51 Ninnesota E�enet'it Assn 05-4f3i-iQ�S-1� sn�r prem 94. i8
51 Minnesata Etenefit Assn i5-4i3i-06Q�-6�C mar prem 44.5c
� 357 # � �8a. Ei3 �
Tc�tais 7emp ChEck Number 5I -
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�� 3 Mar 96 . t.. . . , Glaitns �i=_ Page 9 �►
Fri , ! AM City of Kendata . ,nt� ,
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� Temp Check Alurnber 5E . �
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1Vumber Vendar Name • Account Gode Camments '' Amount
r�••, 5� Minne��{:a Teamsters Loc 32�et 0i-�@75 rnar tiues �?8�ti'1� �
5� �78. 0�
� � Tc�tais Temo Cneck �iumber 5�C . �
Temp Gheck EVumber 53
' �3 �:inn�soia Tara Inc 01-44Q�c�-0�0-5� regr 541. Q0 �
53 Su�. c�0 �
�` iatals 'er��� Ch�ck M�.vnber 53
r�••� Temp C'�eck Nurn�er 5k �
54 Motor F�arts Service 01-43�15-�5Q-50 p�rts , �9.iQ�
54 Motar Parts Service 0i-4305-07f1-70 part5 29.7v� �
��� , 5�4 Motor rar^ts Sf?rwxce %S-43c�5-�60-6�
part� c9.6b
�....� iEi� 63" k�o ' +�
�•' TGtals Terno Check :��.trn�er 54
� ema C�ecic ivurr���r , 55 (�
55 iriinn Sp,�rts �ur,' D;�r- psan 01-44�10-G17�-7E� regr �0.t�.r�
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Tc�tals Ternn C7eck i�urnber 55
'��� Ternp Check Nurnoer 56 �
56 Nee�e:s Co �71-A335-ai0-:;41 so;ys � 63.6�c'� �
.• 56 Ne��e1s Ca 0i-%+33:,-:,i0-70 spiy5 63.8�D
5� ikeede.s Ca i5-433�-si�-6Q� spiys , �3.�=
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168 i9i.4i �
iatais Terno G:reck. :�ttrotaer^ 5s"a
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• Temp C:teck i�'.ur����r 5�
' S7 1art.�western Agyregate �s-44c1-t��¢�-Su . icr^ 797.5i �
�? • r97.5i
• Tc�tals Temp Ch�cie hurnber 57 (�
Terno Checic IVurri��r 55
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� 58 Ciaitcrest Ker,ne�s �i-4��.-8�e{+Zk-9r� feb svc ;2v3. f��
56 pakcrest Kenne:s 01-kc25-8��t-90 • feb svc c�Q.B�
� 1 15 3�a. $2 �
Tatais Terno Gt�eck Nurriber 58 -
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Fri i AM City af Kendot"a h its , �
� Temp Gherk Nurober 59 , • � �
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Niunber Vendor Name Account Cod�� Comments, Amount
59 C1ff i ce ?isx 0I-43GQt-0k0-40 spi ys 74. S5 �
` 59 Office ;��x 01-430a-1;,0-1F solys a61.47
5� C3ff2ce Yl�x 0i-43�0-&ti0-70 spiys 12.i6
59 Office �1ax 03-430Qr-1:�@-S�c spiys =��-4� �
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236 67$. z''�
Ta1;a1s ierao G"��ci< i�urnber 59 �
Temp Checis Nurna�r� 5Q�
' 6;� Oxygen S�rvxce Cu �1-k3rL5-�u3�-3�7 c+xy c4�rnp ti3.7S �
60 Oxyoer� Service Ca 08-433W-0��-00 act thr•u i/3i 13.�k�
...� i�Qt 97. c5 �
Tatals Terno Check Numoer 60 .
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•. Temo Check IVun�Ser� 61
.�•t b3 w:� r�'-er'{rty i:C� :vtc �i-4.��S-0c�-2u� SGlys 9�c 86 �
6 i ' '352. 86
, iatals Temo C:+ectt t.tumber 6i �
Temp Ghecx NuriiSer 6,'-_'
'"`' 6C :.ear�ar�n Per�ron @f-4e68-5�u�-a�� snowpiowing c, 31�r. Q� �'
:-•.f � 6c . �, 3i ttl. 2ikl �
' Tc�t�Is ierop G:7eck i�;uri�aer� 6�
. Temp Gheck �:tun�er 63 �
6.� rrinezuai �te.�tua. AI-c�7i arar prern l�i�.9�
` 63 GririciR�l Mutua: Q1-4132-020-^c0 rnar prem " z��•9� �
� �63 �'riric.oa:� Nui'Lai PI-47.32-@7Q�-7Q+ rnar prern 43.6a
b3 Princi�a3. r�t�tai i5-4f32-a6�-6@ mar precn ��7.28
25� - '. 4 � �'34. &c^. �
' Tc+ta:s ?'eE,�a C:�eck �umUer 63
~� T�rnp Checic tti�.�m�er 64 � �
. 64 SL JUse ph Eq 2I -4,�30-4'�G,-5�c� part s 310 954. 77 �
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64 ���• ` �
7o•tais iemq C;�eci�c �:umber 64 ' {�
Ternp Check Nurnoer 6.�,
"� 65 � c S:��ug�r,essy 3r- 0i-4�;��+-i3�-Ic� fab svc i�6i4.i�3 �
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� 1 Mar 5 � , C2aims �fst • P�ge ii �
''•��'` Fri 1. A:+1 City of Mendat� H. .ts , • •
� Temp Check Number 65 , . ., . ' `, . i �
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Nurnber Vendor Name Accaun� Code Comments .
•• � Amaunt
��•, 6:::, i... c S:��xuchnessy .;r e5-�rczk�-i32-i5 feb svc 173.3t� �
'' � �� �� 5��:�uc;�n�:ss,Y 3r• iW-4c2Q�-:3�-6� feb svc 247.58
6::; �: a:�auo7f,essy .',r c�-4ccCct-i32-Q�1 feb svc 84. i5
6.�, L c Sriau_ynnessy 3r^ 2i-4220-23�-@� feb svc 18$.1� �
�'. . 65 t..,'c S`��uoEir�essy 3r t7,.3-4c2Qt-i32-00 feb svc 207,95
6.�'., �. � 55auci7r�essy .;r i6-42�k�-i3�-�� fetr svc ^c, 436, 05
�' 4.�.;, 4, '951. �5 �
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Tuta:s iemp CPEcek �um�er 65 • '
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i•,, 66 S7e:s �u�to �iectric G1-4330-490-7@ rors 5�3 64.28 �
66 . 64,�8
;-��� � Tatals Tern,� Check i�umber 66 �
Temp Check Nurnber 67
r'} 67 D�vid �ur-by Q�1-44;0-050-5FS exp �^eimb 139. @� �
6? 2 39. 09 �
•� ?otais Temp Check l�urnber 67
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7ecnp Check i�iur»ber 68 �
f8 State Mutual Ins 01-^c07*+ mar prem 143.11
.� _68 St�te SYiutua: Ins 01-413k-@�0-�@ m�r prem ij906_95 �
i s6 �,.05Q�. 06 . .
Tata15 ?erno Cyeek Nurn�er 63 (�
Ter�ip Gh�ek tiutaber 59 ..
� ~ 69 U S West Cummu.inica•ticros ¢�1-42i0-�i0-10 feb svc 325.00 �
6� �i S v3est Camroi�»icaiiarEs 4I-4;?i0-020-��T feb svc 486.95
6� U S We�t Cc�mmunications �t1-4210-040-40 feb sve =+9.53 �
6� J S WeSt`'Curnmunicatic�ns �.ci-4�:it-Iw5-i5 feb svc ' i77. b3
.• 69 U S 4�est Cc�rnmunica•ti.ans t.�.!^�t�1Q—EIl��"t71Tt feb�svc 438.b@
6� u S'v.est C:amrouni ca•b ions az -4;�:0-Q.��-3� fEb svc ' 138. 83 �
6� u 8'rfe�t Cc�r{�rn+.inic�tic�ns 0f-4�i�t-�5�u-5E feb svc ' 38,91
6� U 5 kesv Cas+�tnur�icatirsr�� �1-4�i�-�7d-7v� feb svc 3�:5.4$
55� l , 99�D� 93 �
';oiai� 7�mo Cyeck iVumoer 69 �
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iernp Ch�cit ivumGer 7�
�, 70 Univer�ai Life �t1-413:-@��-c:0 mar prern 338� 10 �
` 70 ilnive�^sai Life �i-4131-�4�t-A� mar prera i45. ii
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Frz i AM „� . City of I�erusata t ,nts ,�, i�:�
Tecnp Check Nurnber • 70 .: •, • .. .'`;,>;yr,��;;r:,j` �
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`
CITY OF MENDOTA HEIGHTS
MEMO
TO: Mayor and City Council
March 1, 1996
FROM: James E. Danielson, Public Works Directo�
SUBJECT: Mendota Interchange Project - Landscape Plan Review
. •�
Ms. Liz Walton, MnDOT Landscape Architect, appeared at the February 20,
1996 Council meeting to present her Mendota Interchange Landscape plans for
review and approval. At that meeting Council expressed the following concerns:
1. Improvements need to be made to the TH 110 median area to reduce
the feeling of a wide open expanse.
2. More� oaks need to be added and other improvements need to be
made to the "lone oak" area.
3. Evergreens and bridal wreath spirea shrubs need to be added to the
Acacia Cemetery area in an attempt to tie into the existing
landscaping. .
Ms. Walton has made changes in her plans in an attempt to address these
concerns. She also plans on attending the meeting to present and discuss these
changes with Council.
' • l i • : �
Review the revised plans with Ms. Walton in an attempt to arrive at a final
plan that is acceptable to Council. -
JED:kkb '
�
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A�INl�ESOTA DEPARTl4�ENT OF TRANSPORTATlON
OFF(CE OF ENViROi�f��E;�� i hf SERViCES
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Bteadola Inlerchengc
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TO; Mayor, City Couucil and City Administ.rator
FRUM; 7ames B. Daniels
Public Works D' t r
SiTBJECT: Mendata Motel Variance
Case Na. 95-31
DIS�US�IUN:
Mr. 7aykav Bhakta, owner of ihe Mendota Mote1, appe��red before the February
Planning Commission meeting to request a five foot height variance for his pylon si,ga (see
attached staff inemas). The e�sting sign height was 24 feet and the new height is 30 feet, the
zoning ordinance allaws for 25 feet. The only cancern elcpressed by the Planni.ng Commission
was that the exisfiing sign was also out of campliance ta the front yard setback and to graund
clearance and that madifying the siga would remove its "grandfathered" status. Mr. Bhakta
said that he would be removzng the lower part of the sign thus bringing i.t intn conformance
with respect to the ground clearance requirement (Sect. 21,5(13) b4).
The Planuing Commission opened and conducted the public hearing to eonsider the
request and there was no public present for c,omment.
REC4MiV.�NI)ATION:
The Planning Gommission passed a motion 5-1 (Friel) to recommend that the City
Council approve a five foot vari�.nce to the height af the pylon sign for the Mendota Motel.
The hardship was that Trunk Highway 55 had been lowered by Mn/DOT with their Mendota
Interchange Project rendering the sign not visible fmm Trunk Highway 5�.
ACTION F:EQXJI[RED:
If Counea� desires ta implement the recommendatian they should pass a motian
appravi.ng a five foot variance ta the height af the pylon siga for t�e Mendota Motel.
' i t� �
�
, . . � . . . . . . . �ity. o� .
ll � 1 . � 1��ie�do�a � ����eig�it;�
February 29, 1996
Mr, Jaykav C. Bhakta
2745 Highway 55
Eagan, NIN 55121
Dear Mr. Bhakta:
Your request for a y�,iap.G� wili be cons'tdered by the Gty Councii at their next
regularly scheduted meeting, which wiit be hetd on ?hursday. ,p��,h 7" 1 g96. The
Councit meeting starts at 7:30 P.M. here at City Hai( in the Council Chambers. You,
or a representative shouid plan on attending the meeting in order that your applicatian
wiU receive Councit consideration. If you have any questions, please feel firee to
contact me.
Sincerely,
��r��� �
,,r�'� ,����.,�"",
Kimberlee K. Blaeser
Senior Secretary -
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1101 Vietoria Curve •'1Vier►dota Heights, 1ViN • 55118 452-2854
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M_M_ i_ 1 i i •_ .1 :
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February 20, 1996
TO: Planning Commission
FROM: Patrick C, Hollister, Administrative Intern
SUBJECT: Mendota Motel (Continued)
Case No. 95-31
Discussion
The Planning Commission of the CiLy of Mendoia l�eights at their January 23, 1996
meeting discussed a request for pernaission to increase the height of the pylon sign an Mr.
Bhakta's motel groperty. The Planning Corrunission had the following concerns:
l, The structurat iniegrity of the proposed sign.
2. The fa�t that the current sign is non-confornung, and the "grandfathered" status of the
sign.
The public hearing was continued until the next Planning Cornmission rneeting on
FebrcTary 27, 1996 because no ane was present to represent the applicant. The Planning
Cammission requested that either the applicant or a representative come to the next
Plan�rling Conzmission meeting to discuss the application.
The applicant was natified of these concerns and asked to address them far this meeting,
(See attached letter of notification and reply.)
Nate: Mr. Bhakta has informed Staffthat due to a miscommunication between himself and
his contractor, the sign has already been raisec� Mr. Bhakta apalogized for this enor.
Mr. Bhakta also said that he will be present at the February 27, 1996 meeting to discuss
the sign.
The Planning Commission should consider the following three options:
Recommend that the City Council grant variances for all aspects in which the new
sign would be out of conformance with our Zoning Code. This would entail
vaxiances to the following Sections:
a) Section 21.5(b)1. No pylon or freestanding sign shall be located in a required
yard area. In this case this means that the sign must be 100 feet from the lot line.
It is currently 2 feet away. Thus a 98-foot variance would be required.
b) Section 21.5(13)b2. A pylon or freestanding sign shall not be higher than
iwenty; five (25) feet above the average grade level at the base of the sign. The
new sign is proposed to be 30 feet high, and thus this would require a 5 foot
variance.
c) Section 21.5(13)b4. No part or projection from a pylon or freestanding sign
shall be less than fourteen (14) feet vertical distance above the grade level at the
base of the sign. Since the existing sign has a 10'-6" cleaxance, this would require
a 3'-6" variance to the ground cleaxance minimum.
2. Recommend that the City Council grant a variance only for that aspect of the new
sign which differs from the old sign (height). This option would entail granting
only variance (b) above.
3. Recommend that the City Council deny the application.
Action Required
Meet with the applicant and determine a recommendation to the City Council on this
proposal, with conditions if necessary.'
. � i�y o�
.,,, j 1�iie�da�a Heights
January 24, 1996
Jaykav C. Bhakta
2745 Hwy. 55
Ea.gan, l��nnesota 55121
Mr. Bhak#a:
This letter is intended as notification thai the Plaan�zing Commission o£the City ofMendota
Heights at their January 23, 1996 meeting discussed your request for permission to
increase the height of the pylon sign on your motel property. The Planning Camirussion
had the follawing concerns:
1. The structural integrity of the proposed sign.
2. The fa.ct that the cunent sign is non-canforrning, and the "grandfathered" sta.tus of the
sign. The City is curren#Iy investigating this matter. If ihe sign is not grandfathered
variances will need ta be considered far such things as setbacks and sign area..
The public hearing was continued until the ne� �'ianning Commission meeting on
February 27, 1996 because na one was present to represent you as the applicant. The
Planning Cammission requests tha# either you or your representarive came ta the next
Planning Commissian meeting to discuss and answer questions concerning your
applicatzon. '
Thank Yau.
Patrick C. Hallister
Administrative Intern
1101 Vietoria Curve =1Viendota Heights, 1ViN • 551i8 452•1$50
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PLAr�iNING REPORT
DATE:
CASE Na.
OW;NER
APPLICANT:
LOCATION:
ACTIQN REQUESTED:
PREPARED BY:
PLANNING CONSIDERATIUNS
Background
i�c:uuruu:� rrii
CC}NSUL'TINC PLANIvGRS
LANDSCAPG A32C3i17ECTS
300 F1RST AVENCJE IvC�RTIi
SUiTE 21{}
MINNEAi�C7L1S, MN :i;i-7�1
G12�33)•33(l0
7anuary 23,1996
95-31
Jaykar Bhakta.
2745 Highway 55, Eagan
Mendota Heights Motel
2180 Highway 13
Lots I-8 Furiong Addi�ian
Sign Height Variance
C. John Uban
Highway 55 was reconstructed in front af the subject properiy lowering the highway substantially, and
creaatinng significant visual impazrment ta the subject properiy. For that reason, the applicant is requesting
an increase in the height of their eacistin:g motel sign by lp $. so that they will be visible to lraveling
matarists and the referrat ciientele that must get directions to find their way ta their business.
'I�e praperiy is zoned B-3. The matat used to have direct frontage and access anta Highway 55 and now
Highway SS is about 250 ft. to the west
Not all signalures of adjacent landowners were obtained, and a Public Hearing is required for this Variance
Appticatian.
Sign Variance
The proposed sign elevates the e�sting 40 sq. $. sign an additional i4 ft.'to gain visibiliiy to the highway.
The highest portion of tlte sign will be 30 ft, instead of 20 ft. The Ordinance pequires that pylon signs nat
be higher than 25 .f�. A new "Na Vacancy„ sign will be maunted undemeath #he motet sign. The sign wiit
be in its e�cisting location and no other change is proposed.
`
.Tanuary 23, 1996 Case 95-31 Page 2
The properiy suffers from a lack of visibility due to MnDot moving Highway 55 and substantially lowering
the elevation of the road. This change in visual access to the motel creates � practical difficulty for
identifying the commercial business on the properly. These changes were not of the making of the
landowner, and the highway change can be considered a hardship as a basis for granting a S ft. variance
to the sign height.
Action
Review the applicant's request and make a recommendation to the City Council for the 5 ft. sign height
variance.
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A.PPLICATION FO�RF 4NSIDERATION
PLANNING REQUEST
Case No. � �'"� �
Fee P d� C'� � oo r� �c� �� n�''1�
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(I,ast) (F"�) (�
Address: 'a �� a \-; � c� 1� 'M ��c�o 1'a V1� h 'S 5� 7 D
(Number & Street} {City} {State} {Zig)
Ovvn�er ?�1ame: �31� a � `r' A �"cl c,� �i cl V C. , � �� �- - � a 1 i
Address: � "�} �1
�5 � a�a� Y�'�N
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(Number & Street) ' (City) (State) (Zip)
Street Location of Property in Q�s�ssrion: S� h7 �
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Legat Description af Properiy: �r t.3. ^�- � e�
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�Fe af I�equesk.
Rezoning �� Variance
Conditianal Use Permit Subdivision Approval
Conditional Use Permit far P.U.U. Wettands Permit
Plan Approval Other (attach explanation)
Comprehensive Plan Amendment
Applicable City Ordinance Number � O i Section ��
Present Zo�ng. of•Propert� Yresent U's� • m 4�'
Pragased 2oning of Property ; Proposed Usc
I hereby declait ihat ali stateaments made in this request and an the additional
�nat�rial a� irue. , . �
{ ignature of Apglicant)
{Date)
(Received by - Title)
1141 Vietoria Curve -1Viendota Heights, 1VIN • 5�i`118 452 • 1850
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SIGNATIIRES OF CONBENT FOR VARIANCS RE�IIIEST
TO: The Planning Cammission, Gity of Mendata 8eights
FROM: Praperty Owners of � +(�a
� � 2 ��=7 �-c�G.w�T_��
RE:
v� ��GVl�"
2S' I�..��G c��- a �
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We the undersigned have reviewed the plans for �2���..I��K�
S� v1 • �: and understand the terms and t
con 'tians of the requested variance for t i., G�.t �-{-� es� 2�
� ' .
We have no o j ations ta t.his request and do hereby give our
written consent and.consent�to waiver of public hearing.
Sincerely, ,�
- N1?�ME {Please Print) • '
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CITY OF MENDOTA HEIGHTS�
NOTICE OF HEARING
January 4, 1996
TO WHOM IT MAY CONCERN:
NOTICE is hereby given that the Planning Commission of Mendota Heights will
meet at 7:30 o'clock P.M., or as soon as possible thereafter, on Tuesday, January
23, 1996, in the City Hall Council Chambers, 1101 Victoria Curve, Mendota Heights,
Minnesota, to consider an application from Mr. J. Bhakta, of Mendota Heights Motel,
for Sign Height Variance on the following described property:
Lots 1 through 8, Furlong Addition
More particularly, this property is located at 2189 Highway 13.
This notice is pursuant to City of Mendota Heights Zoning Ordinance No. 401.
Such persons as desire to be heard with reference to the request for the Variance will
be heard at this meeting.
Kathleen M. Swanson
City Clerk
Auxiliary aids for disabled persons are available upon request at least 120 -
hours in advance. If a notice of less than 120 hours is received, the City of
Mendota Heights will make every attempt to provide the aids, however, this
may not be possible on short notice. Please contact City Administrator at 452-
1850.
:
� � 1�3T' O�
,�,,� ,� 1��iendo�a Heights
January 8� 1996
Mr. Jaykav Bhakta
Mendota Heights Motel
218Q Highway 13
Mendota Heights, MN 55120
Dear Mr. Bhakta:
The letter is to inform you that we have received your application far a 5ign H_ eiaht
Variance. Your application is considered comptete and will be forwarded to the
Planning Commission for their meeting on Januarv 23. 1996.
The Planning Commissian is an advisory bady that canducts public hearings and
reviews applications for recommendation to the City CounciL The Planning
Commission resenres the right to request additional, or supplemental, information.
State Statitte atiows the Pianning Commission ta request an additional sixty {60}
days for review of any zoning matter.
The Planning Commission meeting starts at 7:30 o'clock P.M. here at City HaH in
the Councit Chambers. You, or a representative, witl need to be present in order
that your application may receive Commission consideration.
If you have any questions, please f.esl free to contact me at 452-3 85Q.
Sincerely,
.
�r . . �...�
ames E. Danie[san, P.�.
Public Works Director
KLB:kkb
1101 Vietoria Curve .• �'V'iendota Heights, 1ViN • 55118 452 • 1850
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SIGNS • Screen Printing • ADVERTISING � 14 South Mill Street • Barron
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; �January 9 9, 'i 99C
Mr. Jaykav Bhakta
Mendota Heights Matel
2180 Highway 13
Mendota Heights, MN 55124
Dear Mr. Bhakta:
Your apptication far a Variance be considered by the Ptanning Commission at their
ne�ct regularly scheduled meeting, which wi!! be held on Tuesday. Januarv 23. 1996.
The Planning Commission meeting starts at 7':30 o`clock P.M. here are City Hail in the
Council Chambers. You, or a representative shoutd plan on attending the meeting,
in order that your application will receive Commission consideration.
If you have any questions, please feel free to cantact me.
Sincerely, �
'� 1
Kimberlee K. Blaeser
Senior Secretary -
Enclosures
;
1101 Victoria Curve � 1V�endota Heights, N�IY ��5118 �52 • 1$v0
. � �
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TO:
' � - �� ° ' - ClTY OE MENDt?TA HEICNTS � � 2 F
. . . � , _ - ." , , .. ; . . . . .
_- .`- . . - . •� 4 _- MEMO � .: .��°• . �� . _. -
._ _ . . - �, . . ,. ...
FRQM:
. • ' � . • - � - � Febcuary 29, �'! 99f
s--. „ .. .. � , : _
.. . �� �- - ..
_� .n' v ' � ri �- : . . ,� -, . . - ,__
�' Mayar, City Council and Interim City Administraf�i�r�
Paul R. Berg, Cade Enforcement Officer �� �
. �` ,
SUBJECT: , Office Building fior Gopher State One Call - 2020 Centre Pointe Blvd
. ,. . _ . _ - - -
.. _ , , .
INTRODUCTIQN ' � �' � �
. .. ;_;�
Gopher State One Call, Inc., is proposing to construct a 20,496 gross
square faot one story affice building on Lot 2, Block 2, of the Yorkton Centre
Pointe South plat tsee attached site map�and>ietter of in#ent�. The zoning of the
praperty is B-1 which includes office buildings as a permitted use. .
.. , . r , _. . _ - ' .
DISCUSSION `.. ~ . � � ` , �� �
��.
The exterior of the propos�d building will be�brick on all sides. See
��� apPlicant`s computer generated co[ored perspective of the front elevation of the
- proposed structure. The windows will be insulated glazing in aluminum frames.
See plan sheet A3. {The landscape plan, sheet C3, pravides the informatian as to
the proposed landscaping). Staff and Planner Uban have reviewed the proposed
landscape plan and have recommended the following changes:
1. The proposed Black Hills Spruce trees located at the entrance to the
site should be re-arranged to have the grouping with one tree toward
. the street and two trees behind adjacent to the parking tot. This will
be a better arrangement to �liminate a site obstruction for in.gress and
egress traffic.
2. Two additional Black Hiiis Spruce trees should be pianted along the
sauth !ot line to screen its loading dock area.
3. Four additiona! Northwood Red Maple trees be planted to the east and
south of the building. . �
Cauncil should refer ta the attached landscape plan wh�ch includes the
above recommended changes.
�
�
� _-- - -, _- - -- _ - - — -- - —�=-= = - - ___.._ � — —,
�
�
TO:
FROM:
CITY OF MENDOTA HEIGHTS
MEMO
March 7, 1996
Mayor, City Council and Interim City Administrator
James E. Danielson, Public Works Director
SUBJECT: List of Existing Commercial Operations Adjacent to
Residential Neighborhoods
. •�
Councilmember Smith has asked that the following information regarding
existing commercial operations adjacent to residential neighborhoods be submitted
as information for Council review and discussion.
�����• •�• �,
Tom Thumb
■. � •�• ��
M-F 6:00 a.m. to 11:00 p.m.
S-S 7:00 a.m. to 11:00 p.m.
McDonalds M-F 6:30 a.m. to 11:00 p.m.
S-S 6:30 a.m. to 12:00 a.m.
Amoco M-F 6:00 a.m. to 12:00 a.m.
S-S 7:00 a.m. to 10:00 p.m.
Fina
Subway
M-F 5:30 a.m. to 12:00 a.m.
S-S 5:30 a.m. to 12:00 a.m.
S-TH 7:00 a.m. to 10:00 p.m.
F-S 7:00 a.m. to 12:00 a.m.
Larson's Auto M-TH 7:00 a.m. to 2:00 a.mr'
F 7:00 a.m. to 6:00 p.m.
SOS M-F 6:00 a.m. to 10:00 p.m.
S-S 7:00 a.m.^to 10:00 p.m.
JED:kkb
CiTY OF MENDC3TA HEtGHTS
�
March 1, 1996
TO: Mayor, City Council and Interim City Adminisfirator
FROM: James E. Danielson, Public Warks Qirecfic��
SUBJECT: Case Nos. 96-05 and 96-06: Dakota Bank - 5ubdivision and
SuperAmerica - CUP and Variances
The Planning Commission conducted separate pubi'rc hearings to cansider
applicatians from Dakota Bank and SuperAmerica conveni�nce stores for a
Subdivisian, Conditional Use Permit for gas station/convenience store and
variances for the gas station/convenience store (see attached memos}.
Mr. John Siedel, Dakota Bank President, and Mr. Mike Cronin, Architect
representing SuperAmerica, were at the hearing to present the details of the
applica#ions. Mr. Siede! made it clear #hat although there were twa separate
applications, one depended on the other. Dealing wifih the projects as two
separate agenda items at the Planning Commis"sion level caused some clumsiness
and confusion, therefore these two planning items are being combined as one
agenda item for Councit consideration.
The applicants had conducied a neighborhood meeting with the nearby
residents and felt like they had gained appraval from a majority of the neighbars at
that meeting. Please see attached letters. Mr. F.B. Daniels, Curtey neighborhood
resident, spoke at the hearing in favor of the project and noted that he felt that the
reEatively low turn out for the hearing demanstrated a lack of concern by the
neighbors for the projecfi. Mr. John Nides, 2094 Patricia �5treet, spoke several
times a6out his concerns for the project regarding added traffic and safety issues.
�
r
�s .��Ill'1i�7•i
Representatives from Dakota Bank were before the P(anning Commission as
the owner and subdivider of the property. The bank proposal has no variances or
other ptanning requests. They descrii�ed that the difficutty in subdividing the �
property is determining the frontage road alignment or location as it extended from
Lexington to its existing alignment along TH 1'i Cl. There is no good loca#ion for
the frontage road that creates two lots which can be developed withoufi any
variances.
.- �u- .�. .,. - -- �� .�•. ,., -
S�veral members of the Planning Commission expressed concerns over
whether or not valid practical difficulties or hardships were demonstrated for the
gas statian/convenience store variances. It was suggested during the discussion
that a better way to have proceeded may have been by processing the proposal as
a Planned Unit Development.
. � `��� � �+.� � �
. The praject needs TIF assistance to make it feasible and City Treasurer Larry
Shaughnessy has done a TIF analysis (see attached memoy. Basically, Mr.
Shaughnessy's suggestion is that the Gity participate with up-front costs to fund
the City's share of the frontage raad costs and site clearance costs, and that the
remainder of City participatian would be in a"pay-as-you-go" form.
.i ..- ;..•
This site could be served with private dr'ives s�rving the development,
however, both the City and MnDaT desire to camptete the frontage road
connection to Lexington. MnDOT recently notified the City that they are wiiling to
participate wifih the City in the funding for that project.
. �i_� �. . ��-�
Assessment deferments were granted for the single family lots located
behind #he screening waCl atong Mary Adele Avenue �see attached letter}. Ef
approvals are granted far development of these lats, these deferments need ta be
calculated and paid to the City.
� •i1 1_l�r •�,
;
The opinians of the Ptanning Commission were divided on these proposais.
The Planning Commission's main concern was aver the variances requesfied for
the 5uperAmerica gas station/convenience store and the vaiidity af the practieal
:�
difficulty/hardships they requested. The P(anning Commission voted several times
before voting 4-2 (nays: Dwyer and Lorberbaum� to deny SuperAmerica's request
for Conditional Us� Permit and Variances.
The first vote was to deny and was defeated (2-4) (nays: Dwyer,
�orberbaum, Duggan and Tilsen}. A vote to approve the request then was not
able to be created with conditions that satisfied all faur members voting against
denial of the request.
The Planning Commissian voted {4-2 nay: Friei, Betlej} to approve Dakota
Bank's request for a Subdivision.
' •► „ � : �
If Council desires to implement the Planning Cammission recommendatian,
they should direct staff to prepare the appropriate resaiutian denying the
SuperAmerica gas station/canvenience store request for a Conditional Use Permit
and Variances with findings of fact, and pass a motion approving the preliminary
plat.
Should Gouncil desire #o vote to approve the development. I recommend
that Councit give staff guidance an TiF participation, and any ather conditions of
approva! desired and then table the item until the M(arch 19, 1996 meeting to
allow time for staff to prepare the appropriate resolutions ofi approval for
consideration.
NOTE: The CO day time limit on this application wiq expire on April fi,
1996.
JED:kkb
;
.
�'' CITY UF MENDc�TA NEiGHTS
���
March 1, 1996
TQ: Mayor, City Councit and Interim Cifiy Administrator
FROM: �.awrence E. Shaughnessy, Jr., Treasurer
SUB,3ECT: Dakota Bank Develapment - TIF Analysis
� +�
In 1985, the City Council incorporated the "Curley" site into the Tax
Incremenfi District for the purpose of encouraging the redevelopment of a blighted
area. The site is tocated at the southeast corner of Highway 1'i 0 and Lexington
Avenue.
Since that time, the City has worked with several developers which tor
various reasons, have failen by the way side. The site has generatty been
considered a prime one for redevelopment.
• • 1
At this time, Dakota Bank has come forward with a proposat which woutd
include a SuperAmerica gas stationlconvenience store on the corner with a bank
building on the !ot to the east.
The developer has outlined totat costs which could apply ta tax increment
as 5594,000. Of these costs, the construction of a frontage road and the
demolition of the existing buildings would total S 1 fiQ,OQO. MnDOT has agreed to
pay a portion of these costs, up ta $81,000. I think it would b� appropriate to
cansider these two costs separate ffom the development costs such as site
grading, utilities and landscaping.
The balance of the site development costs will be approximately $434,000
which will cover a deferred note of up to �452,000 afi a 9 percent discount rate.
' •� : • : �
Consider preliminary approval of the propasal fram Dakota Bank for site
development tax increment assistance.
�
Note: Larry wilt be out of tawn for this meeting and unavaitabte to answer
questions until he returns on March 11.
L.ES:kkb
' DEC 22 '95 09�43AM DAKOTA BANK
..,,
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.
,�' �APri 1 197t
/
Mr. Gi ibert i�{. Radf�baugh
Viilage Clerk
2010 South Lexington Avenue
Saint Pau1, Mfenesota 55118
SubJecL: Mertdota liefghts
Assessm��L RQ11
Imp. 69 Pro1. 4 iCur18Y's)
BTSSC ProJect No. 6913
Dear GIi:
At the Iast �ounctl tieeting, Thomas 0. Cu�lay* :equested considerativn fo� defer�-
ment of se�rer a�d water assessment fer }ots 1 thru $, Curtey's Yailey Viaw, on Lhe
� north side of ltary Adoie AvenuQ, as shahm on the attached drawing.
These lots were assess�d for sey,iers 'as �art of the above Qroject and for water
main i�stallation as part of In�provement 3 Project 2(Job 6$15). The assessinent
�ro11 for Imp. 09 �roj. �+, was adopted on Ocio6ar 26, 19�0, �ite the roiT for.
Imp. 3 ProJ. 2, was adoptad on November 1. 1966. .
Mr. Curiey I�as aiso reques�ed defe�rment ��r see,re� assessmant on Outlat A, showe
on an attaeheef drawiqg as �art of tha above pro}eet.
lso attaehed, ts a eopy of e tebaletton sheat sho4ring
ach pe�cei involved in the reQuest.
The matter of a concrete biock walt, t�nsLailed on lots
Mr. Curley reports that It ta loeated 30 feet north oi
Adele Avenue. This ls shorrn on the Qrawring.
Lhe emotJRL of asses6inent fOr
1 thru $ was distussed.
the �igitt of way of Mary
It is Lrue Lhat as long as the Na11 remains on these lots, they eannot be used for
bullding �onstruction, residentlal or ee�tn�ereial. Ho servic.� cor+nectlons were ia-
stalled to these lots i�dTcating the inteetion of the,owners to not utilize the
property at this tima. The snrrar�lTne was deslqned fo� and 1s avsileDle to the
property if $ttd when it may be needed on Mary. Adele.Avenue. Tha matte� of defe�r-
ment is one for Lhe Counctl to determine.
Outlot "A" is an isolated parcel of land south of lots 10 thru 1�+ in Curley's'
Yalley Vlew Repiat and is adjacent to and beneath an N.S.P. Company po+�rer iine.
Becaase a sewer easerr�ent passes thru the par�el and beeausa we'do not know that �
access Lo =he site may nat be avaflable in th� future, Ne took the liberty of asses-
sfag both sldes of the easeme+nL where it orossed Outlot'"A". �#[oweve�� becau�e simi-
iar property•(ad,jecent to the pawer 11ne) was deferred for Kitf�ed Fra�zee!•s r, it is
recortuner�ded that similar consideraLton be granted to Tom and Mary Curley.
a
DEC 2� '95 09�44AM DAKOTA HRNK .
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Mr. Curley suggests that there'would h�ve been no'assessments ag'$irist OuL1ot "A'" had
he extended� Tots i0 thru 14�•of ��Curley's ,Va1i�y.,.Vi�w Rep,�st, Lo.,tFie south p�oper'ty t ine
of Outiofi "A". �, Maybe fihis shoutd hava been.aoR� to avata ci;� e's�afit t'shm�pt' of` �n isc-
t sted Q�raei . ' . • � ' ` �
. - -• � • • � � 2 • '.:
� ,. . � . ..:: , � � . ; ,,a.
=h� ,sea�t�ery sewer assessments for �ots �i thru 8 end•�for Oc�tla'C•"A" was ;:�evied as of '
Jer�uary ,1;':1971 end no paYments h�ve been made by. Tom 'at�d !lary fiurtey;, as� Yet: 7he
water �ssessm�ent for?lt�tst 1'tlirts•�8'Nas•�lev�I�ed...in JanuacY...196y_ ar'rd Tom Gu3;1ey has msde
bfs,t�nnua3 ;payn►,�nts through .1910. :7hGrefore;, e problem arisas���n'tti,'a`s 'sfi3u'1d��defe�r-
Rieti� �be :granti�d, tna V1'11'age':�i�ay.have�-to rei'snhur.se Hr: Curt+�y� far pa'y,ments rcceived
: =� '
pius `ir�te�est: Thi"s is�;�e ma�ter�•far �he V„L'i:ta�ge�tttorney �to r��oiwe� �:; ,
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March 6, 1996
F�on. Ch�rles Ihert�nsotto, Maycar
I�lambe�s of the City Council
City ofi Mendota He.ightsq Mlu 5�118
Dear Friends,
I am wr-itinq to ��rge approval of Dak:ota L�ank:'s p�aposecl
deve7.opment for o�tr city c�nter at Le>:inqtan and Hywy 11C�.
I have follawed this pr-aposal closely from its beginninge
I truly t�elie�r� i•t ta b� a sa��nd, practic�.�l prapasal a�t7ich
wi11 gr-eat7.y a.mprnv� the �pp�ar�nce of this k:ey lac�tion and
�i ]. ]. enh�nce •l-.h� eritir-� n�ic�hbarhoUd a
That pr�perty is developableq should be develop�d, and one
d�y wi11 4inr�c�ubtedly b� c�evel�ped. I find it h�rd to
b�lieve that we will see a more compatable proposal for that
k:ey location, or one having more positives tinclu�iing
corr-ectian of the soii contamination) and fewEr neg�tives
than arr to be found in this proposale
2 reqret ta sa�/� I believe members of the plannir,g
commission c�me �to the last meeting with � negative mindset
��nd stayecJ with i.t.
Ther-e was c�oorJ attendance and participation at the first
heariny on the par-t of Curley Acldition home ❑wners. At that
hearing both the Dak:ota Bank: and Super America listened
closely and responded well to a�.�r• cancerns. They cauld
hardly have taeen more consid�rate. I beleive the great
m��.jora.�ty of homeowners left that hParing with a fiavorahle
impression of thE �lano Tf they nad not, more of them wvuld
have been t,acH: �a�r the ��bru�ry �7 meetinq a
In s��mmaryq T believe this proposal holds the k:ey to much
ne�dec� �r-agr-ess and im�rov�ment at thi� vital location a :L
�tsl:: th�t y�u not let it slip awaye
r�sn�����f�.��.iy,
.� �o��--�
F� �s. Daniel
�����b Timmy Street
t�lendota I-leights, MN �Si�t�
F'.S I am writing bec�useq �.tnfart�tnately, I must b� ot�t
•t�wn on •the 7tha Tf approv�l of this proposal Z5 not
possible an March ith, p1e�s� car-�nt addi.tioinal time for
ta aa�r-H: nn any r-emaining prob.l�:�m�. FBD
F'�ge - i
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CC7NSULTItdG PLANNERS
LANI�SCAPL- ARCf (1TECTS
30() FIRST AVENUE IJC7RTt1
SUITE 21{}
MINNEAPQLIS, n1N 5;�•a�l
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PLAlvNIlVG REP4RT
DATE:
CASE N4:
APPLICASZT:
LOCATION.
ACTION REQUESTED:
PREPARED BY:
PLANNING CONSIDERATIONS
Backgrouad
Febnzary 27, 1945
�. �
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750 South Plaza Drive, Southeast Quadrant of
Trunk I�'itghway 110 and Lexington
Subdivision ApprovaUPreliminary Plat
�. John Uban
The Dakata Bank is proposing ta move their main bank headquarters in the next several years ta a
site they have agreed ta purchase at I,e�ngton and I�ghway 110 know as the Curley site. The 5.6
acre site contains e�sting platted single-family lots and the SOS gas station. The area has been
reviewed for redevelopment by the City in the past and is slated for enviranmental cieanups due to
leaking gas tanks at the gas station. Part o£ the proposal includes a SuperAmerica convenience
storelservice statian which will occupy one of the pazcets created by the propased Pre2iminary Plat.
The replatting creates five singlo-family lots as a buffer to the neighbarhood to the south and locates
a frontage road from Lexington connecting to the existing H`ighway 110 frontage road. Part of the
frontage road agreement with MnDOT is to remove the right-in, right-out access anto H'ighway 110.
The property is zoned B-2 and the residential area is zoned R 1. No rezoning is proposed, however,
two amendments to #he B-2 Zoning Ordinance are before the City that wi1l assist in this develapment.
Those two amendments are reviewed segarately by City staff and will appear elsewhere on the
Planning Commission's agenda. One amendment is to allow a drive-in bank facility which is nat
addressed in the existing B-2 Qrdinance and the other is a correctii�n of the Zoning Ordinance as it
relates to allowing gas statianslconvenience stores in the B-2 zone. ,
The applicants have held a neighborhaod meefing prior to the public hearing before the Planning
Commissian with the intention of reviewing the propasal with neighbors. I,etters have been sent ta
February 27, 1995 Case 95-OS �'age 2
the City from same of the neighbors and the general concerns noted in the neighborhood meeting
were the 24-hour aspect to the gas statian, and the increased traffc. Carefut attentian in the
development has been given to maintaining a residential buffer between the existing homes and the
grapased new uses.
The d�t�dls of the proposed subdiivisian frame future decisions far the review of the future gas station
and bank plans. At this time, the bank has submitted some general plans for its development,
including g�rading and Iandscaping; however, they are not asking far a Site Plan review at this point.
The actual bank design and size have not yet been deternuned. Additianally, the locatian of the
frontage road as it cuts thraugh the property creating the two larger cammercial lats is a l�ey issue
to review for its impact on the development.
City staff has ma.iled notices of the public hearing for the review of this plat.
Subdivision Review.
The applicant has submitted a complete set of plans per the subdivision requirements of the
Ordinance. The lot sizes meet the minimum requirements af the B-2 zone and the R 1 zane;
however, Qutlat A which is the platted frontage road through the praperiy is anly 50-feet in width
where the City requirement is 60-feet for right-af-way. Since this raad serves cammercial praperties
and a variance was nat requested with the plat, the plat should be adjusted to the minimum 60-foot
right-of-way requiremern. This additional ten feet can be added to the south and eastern edges af the
proposed right-of-way without reducing the overall size of the lot planned for the Super,America
convenience store. To accomplish this a small triangutar piece af iand approximately SO-square feet
in size wauld need to be added to the plat at its south east carner or obtain a road easement over that
small carner of adjacent property.
The propased street is shawn ta .be approximately 30-feet wide where the City requires a 33-foot
wide public street. The road alsa should have right and left turning lanes at the intersection with
Lexington Avenue ta accommodate the turning movements of comrnercial traffic. The tocation of
the frontage road intersection of Le�ngton matches the frontage road ta the west and produces an
overall traffic pattern that enhances traffiic movements in the area and accommodates the traffic from
the proposed development and other commercial progerties to the east,
The City has applied thraugh 1t�iilDOT for a caogerative agreement for the develapment of a frontage
road, This agreement includes the removal of the direct access onto H'ighway 110. The City is
optimistic thai they wi�l receive I�ZnDQT assistance but cannot confirm this until I��arch. Whether or
not the City is successful in receiving the assistance, the City will design and bid construction of the
frontage road with its utilities separate from the two buildings.
The developer has indicated that the gz ��dirtg t�f the two sites is interconnected beeause SuperAmerica
may wish to elevate their site using the surplus material off of the bank site. This general grading
February 27, 1995 Case 95-OS Page 3
should take place prior to the construction of the frontage road.
The curves in the frontage road are shown to have a 135-foot centerline radius which is tight for a
commercial road. Generally, a 300-foot radius is a minimum used to make sure that large trucks or
semis do not drift out of their lane of traffic when navigating the curve. Because of the tightness of
the curve, the maximum street width should be required with no parldng on either side so that the lane
is wide enough to accommodate the turning movements of large trucks on this particular frontage
road configuration In the process of developirig the new frontage road system and according to the
desires ofMnDOT, the right-in/right-out access onto I�ighway 110 should be eliminated as the new
frontage road is built.
The application for the SuperAmerica site which is on Lot 1 of Block 1 of the proposed plat is
reviewed separately under their application. However, it should be noted because of the development
of a frontage road system through the suhdivision this lot becomes totally surrounded by public roads
wh:ch then requires a front yard setback on all four sides. The frontage road configuration is basically
set by past agreements with the State of M'irinesota and City engineering to develop the best and
safest configuration for traffic movements in the area.
Lot 1 of Block 2 is designated for the future bank and is shown in the drawings that company the
Preliminary Plat. A perimeter berm and landscaping buffer are proposed along the southern edge as
screening for future single-family are included in the plat. At this time, the bank is not proposing any
variances .for its site development and the City will review that site plan sepazately at a future date.
However, the berm and the landscape buffering should be considered as part of the original
development so that there is appropriate separation to the single-family lots.
To the south of the lot created for the bank are five single-family lots. These lots front on Mary
Adele Avenue and are replats of the preexisting single-�amily lots. The previous lots did not meet
the 100-foot width or 15,000-square foot minimums required. The lots will have in their front yard
the large stand of spruce trees that were planted as an original buffer between the subdivision to the
south and the commercial properiy to the north. The homes can be then located between the spruce
tree buffer and the new berm and landscaping proposed by the bank along the southern edge of the
bank properry and frontage road system. The lots are wide enough to accommodate homes with
three car garages and maintain the general character of the neighborhood.
At this time, the City has no official tree ordinance so the existing spruce trees should be part of the
condition of approval of the plat. Every effort should be made to maintain a significant number of
the spruce trees as the individual lots are developed. This will help to maintain the existing character
ofthe neighborhood. The lots also contain an eight-foot high concrete wall that previously provided
some screening between neighborhood and development to the north. This wall obviously is not
necessary with the development of single-family homes. '
�
Februury 27, 1995 Case 9S-115
Page 4
In order ta maintain the neighborhood buffers and assure appropriate setting for the newly created
_single-fa�miiy lats, the berm and landscaping #hai segarate the conunercial uses on the north side
should be consaucted and landscaping established prior to the development of the single-family lots.
In faci, it would prabably 6e most advantageous to have those homes bui�t after the cor�unercial
development has been completed so that any new single-family land awner has fiall knawledge of the
adjacent property thai abuts their yards.
Because some grading is cantemplated in balancing the twa sites, additional information should be
supplied to the City prior to final approval regarding temporary and permanent drainage and erosian
contral. Z'he plai should also include any fuhzre utility and drainage easements that may be required
by the City engineer.
The frontage road shawn in the Dakota Valley �ew Addition Prelimiuiary Plat has nat been named.
The road e�:tends thraugh this �praperiy and ta the east providing access aiang F�ghway I10.
Typically, the City provides names far the frontage roads throughout the City and a name that is
reflective of the area shouid be chosen with cansideration of the affected property owners.
The City will require all af the nornial fees far the subdivision including park fees. The devetapment
will be required to build all necessary trails and sidewalks around and thraugh their properiy.
Action Required.
Review the proposed plat and make a recammendation to the City Council with appropriate
conditions.
Co�siderations.
1. Frontage raad right-of-way to be increased to 60-foot width.
2. Street width to meet minimum standazds af the City and MnDOT requirements.
3. Access to H'ighway 110 to be closed off.
4. Final plans to include erasion control and drainage details.
5. Buffer, berm, and Iandscaping to be installed prior to development of the single-fanuly lats.
6. Encourage the retention of as much of the spruce buffer as is possible.
�
CIT� OF MENDaTA HEIGHTS �
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February 6, 1996
Planning Commission
City of Mendota Heights
Dakota County, Minnesota
1101 Victoria Curve
Mendota Heights, Minnesota 55118
RE: Dakota Bank Proposal
Redeveloping the "Cu�ley Site"
Dear Planning Commission Members:
As an introduction to the project, the Dakota Ba�k efforts to redevelop the "Curiey Site" for a new
main bank project has been in preparation for over a year and a haif. As a part of this submittal
effort, numerous meetings have been heid with the current owners, city staff and council, and
suRounding neighbors to defne the critical issues and develop a strong economic and
neighborhood sensitive development plan for the site. Project development issues are included
in the narrative below. �
A. PROJECT DEVELOPMENT SCOPE
Due to an expiring lease at their current location, Dakota Bank is looking to build a main bank
headquarters building for occupancy within the next two years. The Bank needs 8,000 to 10,000
square feet initially, with space to grow. The long tenn potential would generate a maximum
gross building size of 26,000 square feet. The Bank has entered into a joint development effort
with Super America Corporation to develop the B-2 area of the site for the bank building and a
separate 3,500 square foot convenience store and gas dispensing facility.
The Cu�ley site and the SOS site of 5.7'acres is currently under a purchase option through early
April of this year. The entire site needs to be purchased and developed as one effort to properly
implement an appropriate and comprehensive development for this area of the city. The bank
does not need the entire parcel for the bank building. The current residential zoned area is
proposed to be replatted to 5 conforming residential lots. The current B-2 zoned area would be
replatted as two development lots and an outlet for the extension construction of the existing
east frontage road to a connection with the existing west frontage road at Lexington Avenue.
The bank intends to build on the larger parcel with a Super America facility built on the smaller
parcel (current location of the SOS facility) at the intersection of Lexington and Highway 110. •
Both B-2 sites would only be accessed from the frontage road. Du�, to contamination of the SOS
site (caused by gas leakage), the bank cannot build on the comer. Super America will commit to
undertake the clean-up process and the correction of site conditions and;build on the comer
contaminated site.
BO,�RiV1AN KROUS PFISTER Rt� Di � �\ �SSOCIATE�
� � � �Ofl�l �t.'CUfI(i SIfG?I • .\�1i1!1�>d�)O�Ij \�;ili P�OiB �j�Q � • i��iQ:?Q l � _�-.3 +�i-ii ��' �• FdL' i) � �•.S i`)-n_ i'_
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B. NElGHBC?RHOOD INVOLVEMENT and RESPONSE
The bank owners sent a letter, announcing a meeting that was to be heid by the development
group, to homeowners surrourtdirtg the site and across the highway adjacent to City Hail.
Approximately 40 people attended the meeting on January 24, 1996, to see the plans and ask
questions. The Bank stated its commitment to the Mendata Neights community and it's sincere
inferest in making the development work for all parties. During the two and one half haur
meeting, the fo!lowing issues and accommodations were reviewed:
1. A major concem was the traffic access to the new extension of the current frontage
road and its al�gnment wiih the exisiing franiage raad at �ex�ngton. Neighbors #o the
south were concemed about bicycle and pedes#rian traffic safety on the pathway
adjacent #a Lexington. This alignment is required by the city for tra�c safety reasons. if
was stated that this alignment would concentrate ail the crossings in one place with a
stop sign and cross walk a# the frontage road ta define a safe crossing.
The iraffic on the praposed frontage road woutd be minor (assumed at less than 30% of
the 3,800 counts defined in the city material collected in 1992) as compared #a the
23,000 counts for crossing the easi and wes# bound ianes of TH 110. his development
wili add only two new uses #o the frontage road with the bank hours 7 AM to 6 PM five
days per week. The traffic for this development shauid be far tess than prior uses for
retail with the same city �equired frontage road access point. �
2. The design of the SA facility with similar ma#erials slopped roofs as the city hall, was
reviewed and found to be of a high quality and appropriate ta the area. The lighting was
reviewed with SA stating that all exkeriar lights would have a hidden source and the
general site lighting is designed at minimum standards of intensity to eliminate shining
inta neighborhoods homes.
3. The SA wi11 be open 24 hours {typical for their faciliiies} and the neighbocs were
concemed that it would bring outside people into the area late at night: SA
representatives stated that their trade area is within 1.8 miles of the store and
predominate(y serves the local area over the 24 hour basis.
4. Since�the bank design has nat been prepared, the image was discussed as a
maximum two stary building with similar in character to the City Hall. The community
was comfartable that the bank wouid buitd a qaality building that wauld be an asset to
the neighbofiood.
5. There was considerabie discussian on the usage of the residential zoned area. Some
wanted the two rows of pine trees and #he wal! to stay wi#h the land as a buffe� foc the B-
2 devetopment. This was discussed as an unecanomical use for the tand. Others iiked
the potential for new homes with a new buffer created between the residential and the B-
2 development. The size of the lats was reques#ed to be at city standarcls or greater.
This was accommodated with 5 lots ( rather than 7 as presented) proposed in the plat.
The buffer is coniinuous with a combined height of 8#o '10 feet af installatinn in a
combination of fences and a berm.
6. There was concem about #he site contamination and it was stated tha# it was only an
the SOS site (proposed Super America site) and was naf ex�ending toward the
cesidentiat and bank si#e areas. The bank stated that they are jointly doing the site
development with SA because they alone have the experience to,take on the clean-up
effort.
In conclusion the discussion during and after the meeting was highly favorable with strong
support for the banEc proJect and a willingness io woric with the SA asage requiremenfs.
C. PRQJECT T!MlNG AND SGHEDULE
The attached schedule illustra#es the intent to start constructian this summer. With the planning
commission review, modifcations artd approvals, the development team hopes ta meet with the
councii in early March to better define the TIF commitment and the development approvals.
Vitiih the approvals and direcfian from #he city the purchase opfion would be exercised and a
closing on the land scheduled, Without a TIF commitment and the approval of the development
plan usage the bank project wii! potentially not go ahead.
D. TIF REQUEST
The praposed development needs TIF financing to address the redevelopment demands of the
site. The tatal site developmenf costs are $594,562 not including the $160,000 fronfage road.
From #he city's preliminary review TIF financing based an the proposed development wauld
provide approximately $452,000. The remaining construction casts for the frontage road would
be covered by MNDOT funds and potential current city funds. The development #eam will be
requesting the City provide a!1 #he TIF funds that are a!lowable within the regulafion.
E. REQUESTED VARIANCES
For the propased develapment submittal it is our intent that no variances be required for the B-2
bank siie development northe R-9 residential, The SuperAmerica development does require a
special use permit and has variances. A separate attachment is provided an the SA issues. As a
development goal and a p�erequisite for locating the bank development at this site, the bank
seeks the pianning commissions assistance in a joinf effort to find a way to develop the SA at the
camer. Their experience and comfort with the clean-up process is a part of their type business
and ur�ique for fhis develapment. In laok'rng at fhe entire deveiapment as a fofal impac# we see
shared planning and environment benefits that hopefully avercome the variance impac#s. The
frontage road currentfy is nat welt coordinated and the deveiopmenf to ca�-ect this creates the
hardship that causes the buik of the variances.
F, SITE CONTAMINATION CLEAN-UP
The current SC3S owners have submitted the site for c(ean-up to the State fund. (f the
development is approved then SA will follow through on the application for clean-up meeting all
siate requirements. '
G. BANK DESIGN IMAGE
The bank has not �nal�zed #heir design. The goai for the image of the facility is to be a
maximum #wo stary structure of brick, sfone and glass with a combination of flat and siopped
roofs. The quality and image of the building will reflect that of the City Hall and other
professionaE buiiding in #he surrounding acea. The bar�k is a communify based financiai
organization that takes pride in its community involvement and would seek a very positive
impact from #he develapment for its headquarters building. A11 e�cterior lighting wii! be of a
hidden light source and minimize the intrusian to the neighborhood. �.andscaping and screen
would be extensive #o buffer the scale and appearance of the bank buildir�g wiihin the
neighbafiood. • ;
�
* � On bet�alf of the Dakota Bank and Super America we �espectfully submit the attached for your
review and commen#, tf yau have questians ptease give myseif ar John Siedel a call. Thank
� you.
. . - ., . . City o�
;� .... . � 1Viendota Heights
,�
APPLICATION FOR CONSIDERATION
OF
PLANNING REQUEST
Applicant Name:
(Last)
Address: �✓ �
civ�n� & s��c,
so
Case No. �"
Date of Application — �o • ti
Fee Paid a—
(F'�t) @'�
(City) (State) (Zip)
Owner Name: ��3�"'� �
(Last) (F'ust) (1V�
Address: JrT�'�c�i
(Number & Street) _ (City) (State) (Zip)
�:y'• ..
Street Location of Property in Quesrion:
_ - � �' b� 11 d � � � t�-i aab'�it�1
. _.,
;. �� s� �,--�;��n
-- Legal Description of Property:
Type of Request:
Rezoning -
Conditional Use Permit
Conditional Use Permit for P.U.D.
Plan Approval
Comprehensive Plan Amendment
Applicable City Ordinance Number
Present Zo�ing. o�f�ProperEy Present Use
Proposed Zoning of Property : proposed --
I hereby declare that ali statements made� in this re
materiai axe frue.
3 Z --13 Zc�
�Variance
Subdivision Approval
Wetlands Permit
Other (attach explanation)
Section
1101 Victoria Curve • 1Vienclota Heights, 1ViN • 55118 452 • 1850
���
CITY OF MENDQTA HEIGHTS �
NOTICE OF HEARING
February 8, 1996
TO WHOM IT MAY CONCERN:
NOTICE is hereby given that the Planning Commission of Mendota Heights will
meet at 8:3Q o'clack P.M., or as soon as possible thereafter, on Tuesday, February
27, 1996, in the City Hall Council Chambers, 1101 Victoria Curve, Mendata Heights,
Minnesota, to consider an application from Mr. John SeideE, of Dakota Bank., for a
Subdivision on the following described property:
Lots 1, 2, 3. 4, 5, 6, 7 and 8, Block 1l
AND
Outlots B and C,
Curtey`s Vailey View Addition
Mare particularly, this property is iocated in the southeast quadrant of Trunk
Highway 114 and Lexir►gton Avenue .
This notice is pursuant to City of Mendota Heights Subdivision Ordinance No.
301. Such persons as desire to be heard with reference to the request for the
Subdivision will be heard at this meeting.
Kathleen M� Swanson
City Clerk
Auxiliary aids for disabled persons are available upon request at least 120
hours in advance. If a notice of less than 12{} hours is received, the Ciiy of
Mendota Heights will make every attempt to provide the aids, however, this
may nat be possibte on short notice. Please contact City Administrator at 452-
1850.
:
��ity o�
... � . � ��ez�do�a Heights
7anuary 2, 1996
Ivlr. 3ohn Seidel, President
Dakota Bank
750 South Plaza Drive
Mendota Heights, MN 5512Q-1S86
I�ear Mr. Seidei:
This letter is to confum our meeting with the sub-committee for the redevelopment of the
Curley pmperty. The sub-committee consists of Council members 7ill Smith and Sandra
r. . xsebsbach and myself. Th� meeting is to be held on Tciesday, 7anwary 9, 199b at '7:h5 a.m. at
City Hall, 1101 Victaria Curve. We will meet in the small conference room. �
The purpase of the meeting is to discuss yaur latest pro,posal for the redevelapment of the
Cur1eY P�rtY. You have reviewed this l�test pmposal wiih City planning staff and have
discussed a schedule for Planning Commission appearances and ap�earances at City Council to
discuss Ta,�cc Increment Financing. i
I look forward to meeiing with yau on 7anuary 9th.
Sinc�rely,
�/Uc,...._ �G,"iL,�..�4 —
Kevin Batchelder
Interim City Administrator
cc: 7ill Smith, City Cauncilmember
Sandra Krebsbach, City Councilmember
1101 Victoria Curve wlVieridota Heights, 1ViN � 55�18 452•1850
1088 William Ct.
Mendvta Hts, MN 55120
January 17, 1996
City vf Mendvta Hts
Mendota Hts, MN 551I8
Dear Kevin:
My husband and I just received the natice fram Jvhn Seidel and Sam Van TasseZ
in reqards ta the develvpment vf the SE Quadrant by Lexingtvn and Hwy Z10.
Since we cannvt attend the meeting th�:niqht vf Jan.24, we wauld like vur
cvmments tv qv dvwn in the minutes as cvmmunity respanse ta the idea.
We are bvth strvngly in favor af this vption. We wvuld Iike t� request the
f�llvwing cvnsiderations:
1. We wvuld like tv see an Instant Cash Card Machine in SA, sv we d� nvt have
tv drive ta Rvbert Street fvr cash.
2. We wvuld lave ta have a car wash facility built adjacent tv SA, as we nvw
have tv drive ta Yankee IX�ad1e Raad vr Rvbert Street tv qet this done.
3. Since SA wi13 be frequented by yvung chiZdren vn bikes, could we get a
bike rack as weZl as a dedicated sidewalk runninq frvm vur neighbvrhvvd
tv a Zvcativn by SA where they wilZ be safe frvm cars enterinq the parking
Ivts and gas pumpinq stativns.
4. We were frequent users vf Larsen's Autv Repair. Its vwner, Jerry, was a
fantastic mechanic and we wi11 svrely miss his services. If there is any
way he cvuld stiZl have a bay far repair plus parking fvr cars...it wvuld
be wvnderful. If yvu cannvt fulfiZl this request, cvuld yvu please Zet the
neighbvrhvad knvw by either flyers vr newspapers articles in the Sun Current
the whereabvuts of his new repair garage.
Thank you fvr includ.inq vur comments in yvur meeting nates.
Si cerely, � �
,,,. -� �/ ��;��� j � � � ���
Debra J Smith and Dewey O. Smith
C
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THE MINNESOTA CC?LJRT OF APPEAi.B
MINIVE50iA JUDIClAL C6N7ER
2$ CONSTITUTtOH AVENUE
9T. PAU4, M1NN6SOTA 65t55
CMaFtg6RS OF
JUOGE tiARY L�CRIP1?Ehl
Mr. Jahn P. Seidel,
Dakota• Bank
'?5Q S, Plaza Drive
Mendota Heigh.ts, 1�?
Dear Mr. Seidel:
As a resident in
in�ormation mee�in
protest, T hope you
£or S.ugerAcnera.ca,.
pr.oposal ,to, deveTop
January 25, 1996
President
ssiao
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�he Curley Subdivision, I a�.tended your
g an January 24. Sn the din af some emotional
heard the eommendations, bo�h for the ban'k and
fox, your thoughtful glanning in �he current
prope'r�y at Lexington Avcnue• arid' µFiigYiway' `li0 .
, .'.. • • . � . . . . . . , � . .. . . . :. .. r� ;.
My �rife and I came to,this meeting with a single coneern, that is,
to, urge ' t�at the, banJc�, anii the city make appro�riate demands on
SuperAmexi�a for ite"c+anstruction of faciliti�s• that' are'�compatible
with th� neighborhaod, having particular �'regard far the
arehiteeture of the eity building and the likely arehitectural
plans for a new bar�k. Tt was heaz�ening to see that this cancern
was so fully appreciated in advance.- Neither Nancy or T could
imagine what more might be suggested to make �he SuperAmerica
development an attrac�ive addi�ion for the corner.
As you can imagine, tension in the neighborhood is explained in
part by the careless development plan submi�ted some years ago.
(It was enlightening to lea=n that Sup�rAmerica itsel� had nothing
to da with tha� proposal.J Beyond that, at least three or four of
th�: subdivisian residents merely seem to be expre�sing personal
arixieties and demonstrating the need �o make waves. I think that
variaus city officials have heard these voice� before, and
hopeEully �hey can take them in stride.
We heard the objeeti.on on traf£ic. In aur opinion, thi� eoncern
comes = dowri to a plea for unobstruc�Ced t�ravel on a• ma j ar
thorough'�are. •. At �cvor'st, ' the anticipa�e�d traff�c �rob•leni �involve's
. . .:
some., smallw a.nccanveniences . � . . • � .
; ..... .... : ... .. . . ...,. .., . .��,,. ... .,.�' ,:::;
The "dangeraue�� frontage .road intersection is also untairly
.,
po',rt'rayed'.': .Su�;ely', tliere wiil be a s�ap- �i.gn�;control2ing���=a�f'ic
JAN 30 '96 11�25AM DAKOTA HANK
P.3
from the Eron�age �oad to Lexington. Avenue. I would imagine that
the average speed of travel across the in�ersection bicycle path
will be five to ten miles per hour. These are not the ingredients
of a ma�or hazard for Lraffic on the bicycle path. Ag was pointed
caut, various precautions can aleo be taken to control bicycle path
users so Zhey do not recklessly move into the intersection; in that
regard, it might be remembered that the intersection wil.i hardly be
invisible, or as narrow as it appear� an a draw3.ng; this is a
fairly wide frontage road, and the presenee of �ra�£ie should be
abundantly ev3dent �o pedes�rians. The pieture of children on the
frontage road is greatly ex�ggerated, T� is hard to imagine
children on the bicyc]:e path who are so young they are unaware of
the need to stop beEore c�o�s3.ng a street. It might be remembered
in that regard that these eame children have to cros� sometimes
busy t=af£ic on Tom Thumb Boulevard to make access to the bicycle
path.
Naney and I hope that the bank and
no� discouraged by the loud protest
to see this thoughtful development
storm of like kind. Neverthelees,
your proposal. We wi�h you well.
Si ere re ards,
.
Gary L. rippen
glc:rc
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its development colleagues are
. Those of us who are pleased
will not be able to praduce a
many of us sincerely support
1
January 31, 1996
Dave Palme
1053 Wagon Wheel Trail
Mendota Ht�, N,�T 55120 �
{612}452-3915
City o� Mendota Heights
Kevin Batchelder
In�erim Ci�.y Administrator
1101 Victoria Curve
Mendota Ht�, MN 55118
{612}452-1850
Dear Batchelder:
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I�eem an article in the January 30th i�sue af the Sun Current
regarding the bank and gas station redevelopment praject proposal
on the corner of Lexin,gton Avenue and Highway 110, I do not want to
see an SA gas station or any other gas station. I believe Mendo�.a
Height� and other �urrounding communities already have enough gas
stations. I do not wan�, ta see the 24 haur lights frorn the
operation of thi� gas station, the increase in traific, the
increase in cra.me, and the in.crease in danger �.a pedestrian wal,king
along the trai.l. T a.1so do nat want any new single famiiy home
built in this area for many of the �ame rea�ons already mention
above. However, I do not abject to a new bank as long as it is not
overly large,or tied in with other o�fice compJ.exes or shopping
mal.ls .
Sincerely,
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Dave Palme
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February 2S, 1996
Mendota Heights Planning Commissian
1101 Victoria Curve
Mendota Heights, MN 55118
Comnussioners:
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We are writing this with regard ta the proposed devetopment �af the southeast corner of
Lexington Avenue and Hwy 1 I0. A.s residents ofthe Curley Addition for the past eight
years, we have specific +concerns ahout the proposed construction of a Super America
Station.
Our greatest concem is with safety. The Super Arnerica. will cause a significant increase in
vehicular traffc according to the figures presented. This wiil cause increased risks to
neighborhood children and aduits on foot or on bicycles, and to those of us entering ar
Ieaving our neighborhood by motor vehicle. An increase �in vehicular traf�c will also draw
greater attention to the fact that this smalt packet of homes e�cists in back of the proposed
construction site, thereby increasing the risk that our neighborhood will be subject to
crime. This neighhorhood has been�a safe and quiet place with little street traffic and few
strangers, making it a good place to �aise a family. It is our desire to preserve this
character.
We realize that the Super America representatives have stated that their gas station is to
serve the surrounding neighborhaods. The nearby Holiday Statian on Hwy 13 and the
Standard and Fina stations on either side of Hwyl l Q on Dadd Road would seem to serve
the needs of the immediate neighborhoods adequately and we strongly feel that a high
volume gas station here aL Lexingto� and Hwy 2 i0 is not a local �ecessity: Thank you for
your• atten#ion to this matter. �
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Sincerely,
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Diane and Barry Bicanich �
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APPLlCAT10N QF SUPERAMERlGA GROUP, lNG. 6Y� �• �-�_ �
�EXiNGTON AVENUE AND HWY. 110 �
SUMMARY OF PRACTICAL. D1FF(CULTiES, UNDUE HARDSH(P, AND
MITIGATION C1F lMPACT ON THE THE ESSENTIAL CHARACTER QF THE QlSTR1CT
STATEMENT 4F GENERAL CONDITIONS
The practical difficulties and undue hardships to the development of this site absent the requested
variances were generally created by these cortditions:
1. The loca#ion �o# the SuperAmerica or� Lot 1 is determined by #he preexisting �se of this
site. The known contaminaiion caused by the underground tanks of the present service
station a# this site means the most prac#ical successor use i� ano#her motor #uel station 1
convenience stare.
2. The shape and size of Lot 1 was determined by the practicai need to match the proposed
new frontage raad conneciing to �exington Avenue from the east with #he present frontage
road connecting to Lexington Avenue from the west.
3. Conditions one and two have created a motor fuel station/convenience store site that has
public roads on all sides, requiring an e�raordinary {ir� relatior� to the 3ti ft. front setback
generally in the B-2 district) 60 ft. front yard setback to be applied from all property lines.
4. The sole location for a motor fuel building meeting all setbacks would be the center af the
site. This is not #he most practical location for site utilization and circula#ion, a typical location,
ar due to the surroundings, the desired lacation for the building. The practical, typical and
desired iacation for any motor ftael type building will require ihe variance a# at least two of the
front yard setbacks.
THE REQUESTED VARIANCES ARE:
A, For the building; 6� ft. ta 50 ft. from Lexingtan Avenue, 60 ft. to 4a ft. from the south frontage road
Practical Difficulty / Hardship
General conditions from above
Permi#s most compatible organization of the site
Mitigation
The greatest variance is "inside" the development, where buffers are provided by the
roadway and off site berms and planting, as well as planting within the remaining yard
The building location at the south edge best retains the openness and institutional /
residential image of the C.exington 111 t} frontage and intersection
The general 30 ft. frant setback in the B-2 district is maintained after the variance
B. For the car wash; 60 ft. to 10 ft. from the south frontage road
� Practical Difficulty / Hardship
Generai conditions from above
The location of the car wash at the inside of a curving, rather.than typical right angle property
�
corner, drives the setback deeper into the site creating a practical hardship
- ; Unlike most buildings, which cannot be bcated in a circulation area, the car wash bui(ding
must practically be located in a circulation area
Because the so(e access #o the site is fram the frontage raad, and no access is permitted from
Lexingtan, the on site circulation pattern creates this as the sole practica! car wash
building iocation adjacent to the stare building
Mitigation ,
_. The car wash is iocated on the inside of the proJect and is buffered by o� site plantings, and
by the aff site, but within the project, road and additionai piantings and berms
The car wash will be less visib(e and more practically iocated adjacent to the mass of the
store building than at an a!#ernative and freestanding location elsewhere on the site
The activity in the car wash is comple#ely seif enclosed, there is na activity outside its walls
C. For the drive exiting the car wash; firom 20 ft. to 5 ft.
Practical Difficuity J Hardship
General conditions from above
This is the saie practical way to exit the car wash at this location
The even greater affect of the curved properky corner
Mitigatian
The locatipn of the drive on the inside o# a curve reduces its visibility in comparison to a
iocaiion on the outside of a curve and therefore the importance ofi the setback
Coni#ers planted on site provide buffering bo#h before ar�d after #he area of the reguested
variance
The variance is located inside the development with additional buffering provided off site but
within the project
D. For the enclosed trash area; from 60 ft. to 30 ft. from the south frantage road and from 60 ft. to 45
ft, from the east €rontage road
Practica! Difficulty / Hardship
Generai conditions from above
Practically the #rask� enclosure must be ne�ct to the building, and due to the SuperAmerica
floor plan, on either side of the building rather than its front or rear
The location at the inside o# the cunred property corner drives the se#back deeper irito the site
Mitigation
The low mass and height of the enclosure, and its similar materials to the store, reduce its
visual impact in the setback
It is located on the interior, rather than on the �exington side, of #he project and is buffered by
on site plantings, and buffers off site but within the project
E. For #he freestanding monument sign; 60 ft. to 10 ft. from the Hwy. 110 right of way, 60 ft. to 2 ft.
from the frontage road right of way, reducing #he ver�ical distance ta grade fram 14 ft. ta none
Prac#ical Difficulty 1 Hardship
General conditions from above '
The speci#ic location of the sign in this corner is determined by the location o# storm drains
into the Hwy. 110 ditch
A monument siyle sign cannot practically meet the vertical distance requirement
�
Mitigation •
The propased locatian in the northeast corner is more respectful of the institutional /
residential image of Lexington and Hwy. 11� than a facation in the narthwes# corner of
the site
The sign wi!! be located approxima#e!y 15 ft. from the frantage raadway, and 7Q ft. from the
Hwy. 11 q roadway
The variation from the frontage road is a variation on the inside of the project
The vertical dis#ance variance will permit the monument type sign that will be more
compatible at this site
F. For the parking along Nwy 110 right of way; from 2Q ft. to 7 �t. from ihe right of way
Practicai Difficulty / Hardship
General conditians from above
The location ot northerly driveway due to the curves in the frfln#age road
Mitigation
Due �a the width of the Hwy 110 rig#�t of way, ihe parking wiil be 65 ft. from the actual roadway
Additional landscaping within the right of way, #o be installed and maintained by_
SuperAmerica, could be proposed to MNDOT for their approval
G. For circulation in the northwest corner af the site; from 20 ft. ta 7 ft. fram the right a€ way
Practical Difficulty I Hardship
General conditians fram above
. The diagonal northwest camer of the property created by the Hwy.110 and L.exington
Avenue right of ways
Jlitigation
Due to the width of the Hwy 110 right of way, the circulatian will be 90 ft. from the actual
intersection
Additional landscaping within the right of way, to be installed and maintained by
SuperAmerica, could be praposed to MNDOT for #heir appraval
N. For increased width a# the driveways; from 3U ft. to 35 ft.
Praetical Difficul#y 1 Hardship . �
General canditions from above
_ Due to the locatian of the drives at the beginning or end o# #he radius for the eurves in the
frontage road, the additional width will make movement to and fram the site practically
more canvenient
Mitigation
�ittle pedestrian traffic is expected in this part of the site
The variance occurs inside the project
The curves reduce the visual impac# a# the slightiy wider drives
3
I\(:()1:1•l)it:1 : L 1 �
CONSULTIf�'G PLANNERS
LANDSCAP[ Al2C'IiITECTS
300 FIRS'f AVENUE NORTH
SU1TE 210
MINNEAPOLIS, MN Sia01
G12 339•3300
PLANNING REPORT
DATE:
CASE NO:
APPLICANT:
APPLICANT REPRESENTATIVE:
LOCATION:
ACTION REQUESTED:
PREP�IRED BY:
PLANNING CONSIDERATIONS
Background.
February 27, 1995
Fayette Funding, Inc., d.b.a. SuperAmerica
Sam VanTassel
Lot 1, Block 1, Dakota Valley View Addition
(see Case No. 9S-OS�
Conditional Use Pernut for a Gas Station and
Variance for Building Setback, Trash
Enclosure, Parking Setback, Driveway
Setback, Driveway Width, Sign Setback
.,
C. 7ohn Uban
SuperAmerica. has submitted a plan;for a convenience storeJservice station with car wash for Lot 1,
Block 1 of the Dakota Valley View Addition as previously reviewed by the Planning Commission in
Case No. 96-05. This lot is being created by lacating a frontage road around its southern and eastern
edges with Lexington on the west and I�'ighway 110 on the north. The site needs to be cleaned of
environmental contaminants left by the SOS gas station prior to the development of the
SuperAmerica site. SuperAmerica. is very experienced in these environmental cleanups and will lend
their expertise to that portion of the overall project.
The project as proposed requires a number of variances primarily to perimeter setbacks due to the
site being surrounded by public roads. The site also must receive a Conditional Use Periiut for a
service station in the B-2 zone. Final approval also cannot be given unt�l the Zoning Ordinance has
been officially corrected to include gas stations as a Conditional Use in the B-2 zone. The standards
in the ordinance for the Conditional Use permit have a 60-foot setback to publie streets for the
building which is the primary cause for many of the requested variances. The hardship claimed is that
�
February 27', 1995 Case 95-06 Page 2
the site ends up being surrounded by public roads. The SOS gas station had two curb cuts out onto
Lexingtan and did not have ta deat with setbacks to a servcce road that surraunded it. In addition,
the SOS gas station did not meet the criteria of the Ordinance sinae it was a pree�risting facility. The
redevelopment of this land inctuding the frantage raad and cantinuing with a service station use on
this parcel will need same flexibility in standards to facilitate developrnent on this site. The City in
return might e�pect a higlier tevel ofaesthetics in regard to buitding design, tandscaping, signage, and
architectural compatibility with the future bank and the existing City Hall.
The Conditional Use pernut review process will loak at the architecture and overall design of the
facility and the requested variances will address the issues generated on the site by this specific design.
The proponents have held a neighborhoad meeting in which letters of concern generated fram that
meeting ha.ve been included in your packet. The issues af traffic and 24-haur aperatians were raised
by the residents. The applicant has not submitted any traffic generation numbers; however, City
engineering and MnDOT staff have agreed that the service road situation is preferable for overall
traffic movements to the preearisting condition.
City staff has mailed natices of public hearing and the development can be reviewed in light of any
conditions that have been placed on fihe previously reviewed greliminary plats.
Conditionai Use Permi# for Service Siation.
Motor fuel stations are governed as Conditional Use Permits under Ordinance 2I.2. The Conditianal
Use Pernut Grdinance has elevated standards that are higher than those found in B-2 zoning. A one
acre lot size is required, and the Iot must be 200-feet in width. This criteria is met by the submitted
plan. The gas pump setback of 40-feet and canopy setback of 20-feet is also met on the submitted
plan. The variances requested have to do wi#h the b0-foot building setback and the 20-feet setback
required for pazking and service areas.
The Ordinance requires that a gas station cannot display items for sale autside of the building. Alsa,
the driveways and entrances to the gas statian are allawed to be 30-feet in width and the variance
request is ta make them even larger.
The other SuperAmerica site on I�'ighway 55 and Mendota Heights Road was reviewed last month
and #he same issues afcancern can also appiy to this site. In additian, the design of the buitding for
this site has special concern as it should relate to the general design of City Hall also lacated at the
interchange af Lexington and H'ighway 110. The generat aspects that have been talked about are the
slungled-hip roof design for the building as well as brick exterior matching that of City Hall. The
canopy atsa is prapased ta have brick calumns to match those of City Hall. The canopy shows a
modified hip roof design as well. The building design; however, shows very little overhang around
the buitding which makes the building appear a bit squatty. The design of the City Hall has a much
more pronounced roof overhang that gives it a strang residential appearance. SuperAmerica has
February 27, 1995 Case 95-06 Page 3
other building designs that have the larger roof overhangs which would be more appropriate at this
location.
The overall sign package is similar to the previous gas station reviewed by the City and meets the
general square footage allowed because ofthe extensive frontage on public streets found on this site.
Instead of a pylon sign, they are proposing a 92-square foot monument sign. The signage measured
is for the sign face only and does not include the brick monument that encases the sign. Because this
is a monument sign, the applicant is requesting a variance for no clearance from the ground. The
clearance portion of the Sign Ordinance is for an elevated sign face. The placement of the monument
sign requires variances and will be discussed separately in the variance section.
The site circulation works well with having the frontage road bring traffic to the site on the east side.
Two driveways are proposed which allow pass-through circulation on the site. Ample parking is
shown which excceds Ordinance requirements. However, in the overall design, the service areas and
the required 20.foot landscape perimeter are not maintained on the northern portion of the site or for
the driveway the circulation for the car wash. Variances are being requested for these conditions.
I believe circulation could be tightened up on the north side which would include a narrowing of the
entrance driveway to the allowed 30-feet. This would direct traffic to the site without the expanded
service azea as shown. Also, the service road should be built at the required width and not the 30-feet
that is shown so that ample maneuvering space for turning into the site. The development of the
service road on a 60-foot right-of-way will also assist in the proper spacing and turning movements
into the site.
The trash enclosure and screening of the condenser and transformer are proposed to be wood fencing.
As reviewed with the previous gas station, these should be matching brick with an enclosed roof to
match the building. The Ordinance does require trash to be enclosed in the building itself; however,
for fire separation concerns a free standing enclosure can be considered.
A Lighting Plan was enclosed and shows control of the lights so they will not spill into adjacent
residential areas or create a traffic hazard by over lighting.
The Landscape Plan shows evergreen screening along the south side of the site to hide the car wash
operations from the service road and residential properiy to the south. These residential lots to the
south are included in the plat and have not yet been built upon. Bernung and screening is also
included in the bank plat proposal which should be installed along with the construction of the gas
station and service road. The Landscape Plan shows a planted hedge along the north side and a
reduced setback to the service area. If this area can be enlarged, more landscaping can be shown or
the applicant can receive permission to extend some of the landsc�ping into the large amQunt of
unused right-of-way to the north of the site. All the landscaping area will t�e required to be irrigated.
�
The car wash shown as has its drive through activity on the south side of the building, all of which
requires setback variances. The required variances for the site could be reduced by not including the
February 27, 1995 Case 95-06 Page 4
car wash facility on this site. The strongest concern is that the car wash building itself comes within
__ ten fe�t of the right-of-way at the sautheast corner af the site. This is on the inside of the curve-and
combined with the necessary screening creates rerluced visibility af cars an these tight curves.
Additionally, the exiting driveway is onty five feet from the right-of-way in this area which atsa must
be screened and compounds the issue of tightness and gt�od sight lines on the service road. The
inclusion ofthe car wash should be discussed with the applicant as to its appropriateness on this site.
The overall site layout works better without it.
The overall operation of the building is progosed to be 24hour with two attendants at a11 times. This
issue was a concern with the residents; however, there should be a cansistent policy in the City for
all night operations aliowing non residential areas ta have a different standard than facilities lacated
in close proximity to existing homes. •
Requested Variances.
In order to grant the variances, the City must find that there is a hardship or a practical difficulty not
of tt�e niaking af the applicant. Ta some degree, the piatting arrangement of the site is being created
by the applicant through the purchase af the site fram Dakota Bank. This alternative has indicated
tliat they v+r�ll illustrate ta the Planning Ca�runission that maving the frantage road ta the east does
not reduce the need for variances. The applicant has not been shown to the planning consultant at
the time ofwriting this repart. The fact tl� the site is wrapped in public road frantages daes produce
a practical di.fficulty in laying out a building and a pump service area with 60-foot setbacks all around.
The B-2 zone narmally requires a 30-foot setback and a portion af the Conditional Use Pernut
requires 60-feet for gas stations. This is largety ta make sure that the buiidings are setback far
enough from the street for a gas station so that the pumps are in front and that there is the spacing
narmally required far proper circulation on the site. The Ordinance was not designed to address a
site that was completely surrounded by public road. We would normally assume that there would
have to be same rear partion to the building that wouid nat necessazity need a 60-foot setback,
However, the proposed setback to the car wash of lp-feet is less than the 30-feet required in the B-
zone for all other uses.
Qne approach is to view the site as meeting the required setbacks on the majar perimeter roads which
would be H"ighway 114 and Lexington and then adjusting the building to meet lesser setbacks along
the fro�tage road if well screened and not interfering with vehicuiar sight lines.
Building Setback Variances.
Two setback variances are being sou,ght for the buitding location; a 10-foot variance along Leuington
Avenue, and a 20-foot variance along the south frontage road. This building meets the setbacks to
the east frontage raad and to H`ighway 11Q, The placement of the building accommodates circulation
and parking space between the canopy and #he buiiding and maintains circulatian around the canapy
�
February 27, 1995 Case 95-06 Page S
stiucture. Because of the diagonal notch on the northwest corner of the property which is part of the
H'ighway 110 right-of-way, the overall site layout gets pushed toward the service road. The location
ofthe service road is set so that north-south distance on the site cannot be enfarged by any platting
reconfiguration. Furthermore, the curvature of the service road controls the east-west width available
to the site so that the building has little flexibility for location. A well-landscaped perimeter on the
south and west side of the site will help mitigate the requested variances. The landscaping on the
south side would be more successful if it were closer to the building without the car wash in place
so that good sight distances can be maintained.
Car Wash Variance.
The applicant is requesting a variance for the car wash setback to the south &ontage road of 50-feet.
The Ordinance requires a 60-foot setback and the applicant is wishing to place it within ten feet of
the service road. The closeness of the car wash to the service road is of concern to sight lines and
the inability to appropriately screen the structure. At the very least, I would expect the building to
meet the required setbacks of the B-2 district which is 30-feet. This variance can be eliminated with
the elimination of the car wash.
Car Wash Driveway Variance.
A 15-foot setback variance is being requested for the drive exiting the car wash which is set about
five feet from the right-of-way line. The required setback is 20-feet and once again the closeness to
the inside curve of the seivice road creates problems with screening and sight lines. The elimination
of the car wash would negate the need for this variance.
Trash Enclosure Variance.
The trash enclosure is not enclosed in the building and an accessory structure cannot be placed in a
front yard. The trash enclosure then must meet the 60-foot setback from the service road. The
proposed trash structure is shown with wood fencing but instead should match the building in
materials and design. I would also suggest the screening around the transformer and condenser in
the rear of the building match the building brick of the proposed trash enclosure. The location
requires a 30-foot variance to the south frontage road and a 15-foot variance to the east &ontage
road. Both of these setbacks meet or exceed the requirement of the B-2 zone along the service road
but not the 60-foot required for the gas station. This structure is small and of special use requiring
loading access to the front of the enclosure. With some additional landscaping, the requested
variances could be mitigated.
Monument Sign Variances.
Tlie applicant is requesting variances for their proposed� free standing monument sign. The requested
variances are for setbacks to right-of-way and'vertical clearance from grade level at the base of the
sign. Ordinance 21.5(13)b4 requires that there not be less than 14-feet of vertical distance at the base
�'ebruary 27, �995 Case 95-06 Page 6
of the sign for either a pylon ar freestanding sign. Monument signs would be out af scale if they were
buiit ta maintain a 14foat verticai clearance to the grade for the sign surface itseif. Monument signs
should be lacated close to the ground with an averall height of under 14-feet. This grade separatian
issue is really just with the pylons so khat there is apprapriate ctearance to the sign itsetf when
mounted on a single pale. Due to the particular aesthetic design of the sign a variance from this
requirement is understandable.
Because signs are not allowed in any rec�uired yard, there is not a good location for the normal
piacement of a sign on this property. The 60-foot setback alI around the perimeter wauld suggest
a roof sign on either the building or a canopy which is also nat allowed in the Ordinance. Pylon signs,
if not Iocated in a required front yaurd, are to be setback 20-feet from property lines. The applicant
is requesting a SO-foot variance for the setback to H'ighway 110 and a 58-foot variance from the
frontage road. This places the sign two feet from the frontage road right-of-way and ten feet from
the I�ighway 110 right-of-way. Because the sign is located on the curve af the service road close to
an entrance driveway, the blockage of visibility is quite possible if not setback at least 15-feet from
the service road right-of-way. I believe the applicant shoutd reexamine the glacement of this sign and
provide for at least 15-foot setbacks. The driveway entrances are over designed at 40-foot widths
and with a nazrowing of the drives io ths allowed 30-foot widths more room will be made availabte
far sign placement.
Parking and Driveway Setback Variances.
The variances are being requested for parlang and circulation setbacks along the narth portion of the
site against the I�'ighway 11Q right-of-way. The required setback is 20-feet and the request is for a
13-foot va,c7iance. The plan shows diagonal parking north of the pump island which requires an.
e�iarged circulation area on the north end. By narrowing the drive to 30-feet, I believe an additional
ten feet of setback can be found along the northern edge of the properiy. I believe the applicant could
r��carnine tlus and reduce the requested variance from thirteen feet ta three feet. Also, the applicant
may mitigate any requested variance in this area by receiving pernussion to landscape within the right-
of-way ta I�ghway 110. Additionally, this would allow for the ptanting of overstory trees atong the
north side as well. The Landscape Plan shows that there was nat enaugh room for overstory trees
atong the narthern edge of the properiy.
A sir,nilar request far a circulatian area setback is faund aiong the narthwest corner of the site due ta
the pla.cement of the pumps and the diagonal right-of-way cutting across the narthwest corner of the
praperty. This is a tight area ofthe site and circutation is required around the corner ofthe canopy
sa trucks can maneuver through the area. The requested variance is for a seven-foat setback versas
20-feet at the carner of the canopy. It shautd be noted that the canopy does meet the required 20-
faot setback at that point.
Driveway Widtfi Variance,
As noted previously, the applicant is requesting a variance far the width of the driveway. Nannally
ctriveways are required not to sxcee�i 24feet in widtii. However, the Conditional Use Pernut process
February 27, 1995 Case 95-06 Page 7
for gas stations recognizes their unique circulation difficulties with cars approaching a large open area.
of pump islands from the public road system. Because of this, the Ordinance allows a maximum of
30.feet of driveway width at the right--of-way line to the public road. The plans show 40 or more feet
of width at these points and the narrative describes both a 40-foot and 35-foot width opening. I
believe the plan can be redesigned to accommodate a 30-foot wide opening. The enlargement of the
right-of-way for the service road to 60-feet and the building of the road itself to at least a 33-feet
width should accommodate ample room for turning movements into the site. The 30-foot driveway
width will also produce more area for proper location of the proposed monument sign. Additionally,
this will narrow up some of the circulation of the site reducing the requested variances for a
circulation setbacks along the northern portion of the site.
Action.
Review the Conditional Use Permit and requested variances and make a recommendation to the City
Council. The Conditional Use Pernut can have conditions attached to it such as hours of operation,
design of the building, landscaping, and other issues found to be applicable to the location of this use.
The requested variances are:
1. Building setback variance of 10-feet to Lexington Avenue;
2. Building setback variance of 20-feet to the south frontage road;
3. Car wash variance of 50-feet to the south frontage road;
4. Car wash exit drive variance of 15-feet to the south frontage road;
5. - Trash enclosure setback variance of 30-feet to the south frontage road;
6. Trash enclosure setback of 15-feet to the east frontage road;
7. Free-standing monument sign setback variance of 50=feet to I�'ighway 110 right-of-way;
8. Free-standing monument sign setback variance of 58-feet to the east frontage road� right-of-
way;
9. Monument sign variance of 14-feet from the vertical separation distance from grade;
10. Pazking set6ack variance along H'ighway 110 right-of-way of 13-feet;
�
11. Seivice area setback variance of 13-feet at the northwest corner of I�'ighway 110 right-of-way;
12. W dth variance of 10-feet for driveway entrances to the east frontage road.
CITY OF MENDOTA HEIGT-�TS ��
���
Case No. ��—a� �:�
NORTH �'�b�� �!
9CAI.E:�1 �8Q0' a:a•s�s�
�_
ATTACNMENT Tp THE APPLECATfQN OF
SUPERAMERICA GROUP, INC.
FOR SfTE PLAN REViEW, C4NDiTiONAL USE PERMIT, AND CERTAIN VARIANCES
TQ PERMIT A SUPERAMERICA STC?RE AT THE iNTERSECTIQN C}F
" HIGHWAY 110 AND LEXINGTON AVENUE
SuperAmerica has been chasen by Dakota Bank ta participate in the Bank's
redevelopment of the southeast quadran# of the intersection of Hwy. i i 0 and
�exington. The Bank has privately assembied a 5.'7 acre parcel for redevelopment for
a new bank buifding, the 5uperAmerica, and five single family homes. The Bank and
ihe SuperAmerica wou[d be built prior ta ihe residences. Jahn �eidel, President of
Dakata Bank, chose SuperAmerica to participate in this redevelopment based on our
cammitment to provide a design and proven management ability ensuring a use which
will be compatible with the Bank and the present and future residential and
institutional neighbors of ihe siie. This commitment of compatibi#�y to our neighbors is
matched by our commitment of financial resources and environmental expertise
without which the redevelopment wili noi occur.
�uperAmerica proposes to develap its part of the redevelopmen# parcel €or a 24 hour
SuperAmerica convenience stare. The site, presently zoned B-2, is separated from
the remainder of the redevelopment area by the proposed extension af the froritage
road through the site to a connection at Lexington opposite the frontage road on the
west, The site wiEl have pubfic roads on all af its sides has been irreguiarly shaped by
these right of ways. The site is 49,996 sq. ft. in area with a maximum dimension of 260
ft. northl souih and 210 ft. easi/west. After development 11,756 sq. ft. of the site, 23°l0,
will be landscaped, irrigated, open space. None of the current site is landscaped.
Present access from the siie directly to Lexington Avenue will be eliminated and that
edge landscaped. New sidewalk will be installed to make the present bike path along
�exingtan cc�ntinuous. The site will have a floor area ratia af .C187. The proposed store
will be 3500 sq. ft., with a net of 1800 sq. ft. devoted to direct retail sales, An 864 sq. ft.
car wash will be attached #o the rear of the store. The �ar wash, identical to those in
use at other SuperAmerica stores in the metro area, is designed sa the doors remain
closed and the car remains inside during both the washing and drying cycies, A
heated concrete exit drive and trench drain will be provided to minimize any hazard
fram water track out.
The propased building will be afi masonry canstruction and have a shing(ed hip roaf,
brick e�erior, and non illuminated fascia. The co(or of the brick has been chasen to
match the brick af Ciiy Naif and the propased (ighter rusticate.d band wiil echo similar
bands in the City Hall building. The completely enclosed trash area, faced wi#h the �
same brick used far #he building, is reached from within the building by a directiy
adjacent daorway. The design of the canopy will be unique to this site. It will have a
partiai hip roof and the supports wiil be faced in brick and banded to abave eye level.
The faces of ihe canopy will carry three interna!{y ifluminated trademark signs, but will
Applica#ion of SuperAmerica Group, Inc.
Highway 110 and Lexington Avenue
Page Two
have non illuminated fascia. This architectura! treatment is intended to respect and
reinforce the institu#ional and residential, as well as commercial character of #he ��
intersection.
Access to the site is provided by two 44 ft. wide driveways from the frontage road on
the east edge of the site. Parking wil! be provided in three areas. At the gasoiine
pumps, parking for 12 automobiles will be provided. This will be the mast used
parking on #he site, In this market area, two thirds of our cusiomers purchase gasoline
as part of #heir visit. For our customerS not purchasing gasaline 8 spaces and a van
accessible handicapped space are provided at the front of the store. An additional3
spaces, are provided at #he side of #he store. A 7 space remate parking area for
emp(oyees is proposed along the Hwy. 110 right of way. A total of 3{1 parking spaces
are proposed, exceeding the Zoning Gode requiremeht.
Signage at this s�te is located on the frant of the store, abave the car wash facing
�exington Avenue, on the canopy, and an a monument sign an the Hwy. 110 frontage.
A total of 496 sq. ft. of sign area is proposed, 440 sq. ft. facated on the build'mg and
canopy, and a freestanding monument sign with 96 sq. ft, sign surfaces. The
allawabfe sign area based on buifding and lot firontage is over 800 sq. ft.
We are canfident this proposed SuperAmerica througi� its design, the goods and
services it wi#i provide, and our standards of operatian, wiit prove to be be a needed
and useful asset in #he City. On the basis af the specific characteristics of this site: the
adjacent uses and zoning, the proposed design, our ability to coordinate and unify the
eiements of that design with the adjacent redevelopment, and and aur experience
operating SuperAmerica's in similar settings throaghout the metro area, we believe
you can also #ind it vuili be a compatibie addi#ion to the City, meeting the standards for
a conditional use permit. The SuperAmerica on this site will crea#e no detrimental
impact on the pubiic heaith, safety or generai weifare, traffic congestion, nor affect our
neighbors or the'rr properties in a harmfu( way.
The requested variances are numerous (see attached listing) but individuapy not
extensive, and would not alter the essential commercial character of the Hwy. 110
frontage, or the character of the adjacent residential area to the south. While not
iechnically a Pianned Unit Development, the redevelopment plan provides the
practicai opportunities fior unified development, off site buffering on the perimeter of the
project, and the timing of ihe residential phase to ensure completion of #he residen#ia!
frontage of Mary Adele and absolute awareness of the relationship to the commercial
activity by the new residents. The site is or�anized so the highe�# activity area (under
the canopy) is farthest from the present and praposed residences, #he lowest activi#y
rear elevation is towards the residences, with the hip roo# of #he store providing an
additional buffer from the activity area.
Application of SuperAmerica Graup, inc.
Highway 110 and L.exington Avenue
Page Three
The need for the variances is created by the alignment of #he new #rontage raad as it
moves through the redevelopment site creating four�front yards on our site and, in
addi#ion, a curving east property i'tne, and exacerba#ed by the diaganai frontage on the
northwest corner. Due to the known pollution hazard created by the the underground
tanks of the former and continuing service statian use on ti�e site, this parcel can best
be redeveloped by SuperAmerica. We are respectful but experienced and
comfortable with addressing this known hazard. The financial cantribu#ion to #he
project provided by SuperAmerica is essential to the attaining the benefits of the
redevelopment of this corner.
Due to the requirement to pravide faur front yards and #he relatively square shape
created by the selected alignment of the frontage road, and the specific setback
requ3rement for Motor Fuel Station Convenience Stores, the oniy conforming location
for the building on this site wauld be in its center. A typical locatian for a building, off
cenier, along one edge, wilt require variarices far two of the tront yards. The requested
variances for the store maintain the front setback on Hwy. 110 and from the frontage
road on the east edge of the site, but reduce the required G� ft. #ront yard setback
along Lexington Ave. to 50 ft., and along the frontage road to the south to 4p ft. The
requested variances preserve �and exceed the 30 ft. front yard setbacEc typicat in the B2
District, ensuring a common relationship of a bui(ding to the roadway. The loss of
bc�ffering af an apen yard provided by ihe setback is mitigafed"�by #he berm and
planting buffering (especially for the nearest residences) done off site but within the
project as par� a€ the redevelopment. �
The car wash is located in line with the permitted service drive a# the south edge af the
site, and is in fact the purpose of the drive. The elimination of access across the bike
path #o �exington, and onto the south #rontage road ta eliminaie potential confiict with
turn movements at the intersection with Lexington, determined the counter clockwise
flow af cars thraugh the wash, and its�location at the southeast corner of the buiiding.
Unfortunately, this lacation places the carner of the car wash very close to the inside
ct�rve of the frontage road as it turns on the site. Mitigating factors are the iacation
"inside" the project area and the buffering from residences described above.
The exit drive at one point comes within 5 ft. of the inside right of way of the frontage
road as the road slices through #i�e site. Any impact of ailowing a norma( and
expected exit from the car wash is mitigated by the factors described above.
The enclosed #rash container is located outside the store (#he preferred locatian for fire
safety) adjacent to and visuaiiy sheltered by the store and the car wash buildings.
The hardship is again caused by #he alignment of the frontage road, #he mi#igation is
as above, with #he additional factor of the very iow mass and height of the enclosure.
Application of SuperAmerica Group, lnc.
� Nighway 110 and Lexingtan Avenue
Page Four
Any location for the freestanding sign outside the center af #he site would require a
variance. We have located the manument type freestanding sign which wil! carry price
ar�d trademark messages in the far northeast corner of our site. The site was sefected
to respect the role of Lexington as the entrance #o a residential as weli as a
commercial district. The monument style of the sign was chosen #or the same purpose.
We believe this is #he least intrusive site for the freestanding sign. The exac# location
of the sign at #his corner was dictated by #he pattern of the s#orm sewer lines in the
area. The variance from grade is required to permit the monument style sign
complementing the character of the area.
The remote parking along the no�th edge of the site will #ypicafly serve as parking for
#he employees of the store. Its location in the required 20 ft. setback along Hwy. 110 is
driven by #he angled northwest comer of #he site, the driveway access on ihe eas#
edge of the site, and the need to avoid the circuiatian pattern on and off ihe site fram
the northerly driveway. The locatian in the yard is mitiga#ed by the wid#h a# the right of
way of Hwy. 11 Q, 5� ft. to the roadway.
The angled northwest carner of the site wilE aiso constrict circufation around the
northwes# corrter of the pump island. The circulation area is brought to within 7 ft. of
the property line here to permit safe maneuvering at this carner of the site. Any
reduction in setback and loss of open yard on si#e is mitigated by the even greater
wid#h of the the right of way to the northwest.
Last, we are requesting the width of the driveways from the frantage road be increased
fram 3(? ft. to 35 ft. The additionaf width wifi make their use more convenient due to
their lacatian in or at #he beginning or end of curves in the frantage roadway. The
visuai effect of #he wider drives will be offset by their iocatian facing the "inside» of the
deveiopment, and the expected #ack of pedestrian traffic at this part af the site.
February 6, 1996
�
ATTACHMENT TO THE APPLICATION UF SUPERAMERICA
HIGHWAY 110 AND LEXiNGTON AVENUE
REQUESTED VARlANGES
VARIANCES
1. BUi�.DING
60 ft. to 50 ft. from Lexingtan Avenus (Sec. 21.2 (2) b)
60 tt. to 4� ft. from the South Frontage Road {Sec. 21.2 {2} b}
2. GAR WASH
60 ft. to 10 ft. from the South Frantage road (Sec. 21.2 (2) b)
3. DRIVE EXITING THE CAR WASH � .
20 ft. to 5 ft. at the southeas# carner {Sec. 21.2 (3} a} &{Sec. 21.2 (4) a}
4. ENC�OSED TRASH AREA
60 ft. ta 30 ft. from the South Frpntage Road (Sec. 21.2 (2) b)
GO ft. to 45 ft. from the East Frontage Road {Sec. 21.2 {2} b}
5. FREESTANDING MtJNUMENT SIGN
6� ft. to 10 ft. frvm praperty line on Hwy. 110
6d #t. ta 2 ft. frorn prc�periy line on the Frontage Road
Less than 14 ft. verticai distance from grade
�Sec. 21.5 {13} b, 1, 3, 4)
6. PARKING AL4NG HWY 1 i0 RIGHT OF WAY
2Q ft. to 7 ft. to permit proposed parking (Sec. 21.2 (3� a) &(Sec. 21.2 (4) a)
7. CIRCULATlON ON NORTHWEST CORNER QF SlTE
20 ft. to 7 ft. to permit circuiatian around northwest pump i�iand
� (Sec, 21.2 (3j a} & �Sec. 21.2 {4) a�
8. WIQTH OF DRIVEWAYS
3(} ft. ta 35 ft. for driveways onto East Frontage Road (Sec. 21.2 (3) m)
;
'`-`1
Applicant Name:
`
� :1�� O�
1��ie�da�a Heights
APPLYCATION FOR CONSID►ERATION
OF .
PLANNING REQUEST
Address: 1 Z.W� (.,1� �I
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11�Y1i �'`�J �
{Numi�er & Street) _ (City},' {State} (ZiP)
Owner Name: Sc-,r .�n r�
(Last) (F'usc) " (M�
Address:
(Number & Street) (City) (State) (Zip)
Smeet Location af Property in Question:
tt(}�j�}� }f, {4t j(
I.ega1 Descriptian af Property: l��..'� 1 �� E! C� C� LCi � O!'�: �r Gi ��� 1� P�i C� "� n.
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frct�!'
'T`ype of Request:
Rezoning -
_—� Conditional Use Permit
Condifionai Use Permit for P.0 D.
X.. Plan Approval
Comprehensive Plan Amendment
Agplicable City Clydinance Number
._,.�� v���
Subdivision Approval
Wedands Permit
Other (attach explanation)
Section
Prese� Zon�g of�ProPezt� �—Z Preseni Use •"� C� S�� n ��n �-��;� s-� r�-
PIOpC�Sed ZOiling Qf PrOpert3' �,:�,�..� PtOpoSed USC �0-r.- LT�1.-tt tca C-�'n� c^.�t r�t�,� �'t�c�
I hereby deciaie that ali s'tatements made i� this zequest and the addi ' nal
matenia} a� true. .
" � �,
(Signature oi Agplic�ar�t}
-�(��c��.:
(�ate)
(Received by - Title) "
�.��� �liet�s��a ���v� �����aia ����,R:.��, 1�%t � �����' ���•�8�€�
,� S<<�,
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GiTY OF MENDOTA HEtGHTS
► • • • •
February 8, 1996
TO WHQM iT MAY CC)NCERN:
NQTICE is hereby given that the Ptanning Commission of Mendota Heights will
meet at 8:45 o'clock P.M., ar as soon as possible thereafter, on Tuesday, February
27, 199�, in the City Hall Council Chambers, 1101 Victoria Curve, Mendata Heights,
Minnesota, to consider an application from Mr. Sam VanTasset, representing Fayette
Funding, Inc. d.b.a. SuperAmerica, for a Conditional Use Permit and Variances, ta
construct a gas statian/canvenience store, on the fotlowing described property:
�ot 1, BEock 1, Dakota Valley View Addition
More particutarly, this property is lacated in the sautheast quadrant of Trunk
Highway 110 and Lexington Avenue .
This notice is pursuant to City of Mendota Heights Zoning Ordinance No. 401.
Such persons as desire to be heard with reference to the request for the Conditional
Use Permit and Varianc�s will be heard at this meeting.
�
Kafihleen M. Swanson
City Cterk
Auxiliary aids for disabied persons are availabie upon request at least 12C1
hours in advance. If a notice of less than 120 hours is received, the City of
Mendota H�ights witl make every attempt to provide the aids, however, this
may not be possible on short notice. Please contact City Administrator afi 452-
1850.
;
• ' n
� . . . C lt O�
Y
.... , 1Viendota Heights
March 1, 1996
Mr. Sam VanTassei
SuperAmerica
1240 West 98th Street
Bloomington, MN 55431
Dear Mr. VanTassel:
Your request for a�onditional Use Permit and Variances (Dakota Bank site) will be
considered by the City Council at their next regularly scheduled meeting, which will
be held on lhursday. March 7. 1996. The Council meeting starts at 7:30 P.M. here
at City Hall in the Council Chambers. You, or a representative should plan on
attending the meefing in order that your application will receive Council consideration.
If you have any questions, please feel free to contact me.
Sincerely,
� ` ,_ _ -
� �,�• }�l .
Kimberlee K. Blaeser ��
Senior Secretary
cc: Michael Cronin
Michael Cronin & Associates
8809 West Bush Lake Road
Mpls, MN 55438
�
»
21Q� �Iictoria Curve -1V�e�dot� �ei�shts, 16�hT • 5�'�13 �52•185Q
:�� .
CITY OF MENDOTA HEIGHTS
MEMO
�.
February 27, 1996
TO: Mayor, City Council and City Administrator
FROM: James E. Danielson, Public Works Dire to
SUBJECT: Planning Services - Request for Proposals
. .�
On February 6, 1996 Council directed staff to send RFPs to all planning
consultant firms who might be interested in submitting proposals (RFP attached).
The following firms were contacted who expressed an interest in being
considered:
1. Northwest Assoc. Consultants, Inc.
2. McCombs, Frank, Roos Assoc., Inc.
3. BRW, Inc.
4. Dahlgren, Shardlow and Uban
5. Barton-Aschman Assoc., Inc.
6. Loucks and Associates � �
Of these six firms, only four firms submitted proposals, and they are
attached for Council to review. There are only a limited number of proposals, so
those members not desiring to retain copies are asked to please return them to
staff when you are done with them. �
' • ► : • ; �
Review the attached proposals to determine which firms should be invited
for an interview. Establish an interview process and date. Commissioners Betlej
and Lorberbaum were selected by the Planning Commission to assist Council in the
selection process. '
JED:kkb
GITY C}F MENDCITA HEIGHTS
�•
IVlarch l, 199G
TO: Mayor, City Cauncil, Interirn City Administrator
FROM: Ka.thleen M. Swanso����
City Clerk .
SLTBJECT: Tree Removal Ordinance
INFC}P;�v1ATION
Qn Febr�ary 20, Council reviewed and discussed a memo from the Administrative Intern
regarding extension of the �ree maratorium. The tree moratorium was extended for two months
and staff was directed to draft a proposed ordinance,
DISCUSSION
At Council's direction, I have prepared a draft ordinance. The proposed ordinance is
attached. Over a year ago, the City Council and the Planning Cammission began discussing a
proposed iree preservation districi ardivance. On March 7, 1995, Council adapted a tree remaval
moratorium resalution to protect the city's trees until enactment of an ordinanc�. After much
discussion and many public comments, Council adopted a Iess stringent moratorium resolution in
August of 1995. The moratarium was again extended, for two months, at the February 20
meenng. Councii directed that I prepare an ardinance embadying the restrictions established in
the resolution. _
The original tree preservation orclinance was constructed to esta.blish a tree preservation
district within the zaning ordinance. The'canditians of the moratorium, and the attached draft
ordinance, are much less stringent and more easily enforceable. Unlike the tree preservation
district ardinance propasal, this dra$ ordinance is not constructed in such a manner that it would
apprapriately be made a part of the zoning cade. It deals with the prohibition against removal of
significant tree stands on any undeveloped pxoperties in the city, without regard to any planning
actions which may or may nat simultaneously occur.
In my opinion, supparted by Acting City Attorney 1Vlichael Duffy, the ardinance can best
be cadified in section '7 of the city code. The ordinances codified in Section 7 af the code
address such issues as removal of dead and diseased trees, the trimming and care of trees,
offenses against pubiia property, etc. The indiscriminate removal of trees, in my opinion, is an
iumportant enough issue that it should be addressed within its oum ordinance, which can easiiy be
found in the code. If the ordinance were to become an amendment to some section of the zaning
or subdivision ardinanee, it would be buried in the 104 plus pages of zoning detail and would be
much more difficult for the police and code enforcement afficers to find should an enforcement
situation arise. The draft ordinance requires individuals to apply to the City Council for permits
to remove "significant stands of trees." As is the case with the existing moratorium resolution,
no action is required by the Planning Commission, nor are applications for permits referred to the
Planning Commission for review.
Attorney Duffy has suggested that a reference to the tree removal ordinance should be
made within the Zoning Ordinance to alert property developers that they must abide by the
conditions of the tree removal ordinance. This amendment can simply be added to the
"Performance Standards" section of the Zoning Ordinance. (See attached draft amendment.)
Before Council adoption of such an amendment, the Planning Commission would be required to
conduct a public hearing and make a recommendation to Council.
If Council agrees that the attached ordinance should be codified as Ordinance No. 704, no
public hearing is required on its adoption. The ordinance would become effective after its
adoption by Council and publication in the city's legal newspaper. Action by the Planning
Commission on the proposed ordinance would not be required, however Council has expressed a
desire to refer the draft ordinance to the Planning Commission before Council takes action.
If Council determines that the tree removal restrictions should be a part of the zoning
code, I will restructure the draft ordinance into amendment format. An amendment to the Zoning
Code will require publication and public hearing by the Planning Commission before the
ordinance comes back to Council.
I have not submitted copies of the draft ordinance to individual property owners who
have expressed concern in the past. Copies will be sent to them after Planning Commission
review and input.
RECOMMENDATION
I recommend that Council review the proposed "Ordinance Restricting Tree Removal"
and determine that it,should be adopted as an independent ordinance and codified in Section 7 of
the City Code.
ACTION REQUIRED
Council should discuss whether the tree removal restrictions should be adopted in a free-standing
ordinance as embodied in the attached draft ordinance, and refer the draft to the Planning
Commission for review. If Council feels that the ordinance more appropriately belongs in the
zoning ordinance, staff should be directed to revise the ordinance into amendment format and
refer it to the Planning Commission for public hearing.
T
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MINNESOTA
ORDINANCE NO.
{Codified as Qrdinance Na. 744)
AN ORDINANCE RESTRICTING TREE REMOVAL
The City Council of the City of Mendota Heights does hereby ordain as follows:
SECTTON 1. PURPOSE
The purpase of this ordinance is ta protect the health, safety and welfaze of the commuxuty by
preventing the clear cutting of trees from any undeveloped property in the City of Mendata
Heights without prior review and consideration by the City Council.
SECTION 2. DEFINTTIONS
2.1 Sig�i_ fica�t stand of trees. A significant stand of trees sha11 be deemed to mean six or
more trees that aze greater than faur inches %n diameter as measured eighteen inches
above the ground.
2.2 Undevelo�ed.,�ro�e�. Uncieveloped property shall be deemed to mean any parcel af
praperly lazge enough to be subdivided into Lwo ar more parcels or property upon which
no canstruction, installation or creation of any structure has occured.
SECTION 3. PEP:NIIT REQUIREMENT
Removal of any significant stand of trees on any undeveloped property in the city is prohibited
without prior approval and issuance of a permit by the City Council. No application fee or
permit fee shall be ievied against individuals wha apply to the City Councii for a tree removai.
SECTION 4. VItJLATIONS
Any person, firm or caxporation violating any of the provisions of this Ordinance shali, upon
conviction thereof, be fined an amount nat ta exceed $700.Q0 ar shall be imprisoned for a period
not to exceed 90 days or both.
SECTION S. EFFECTIVENESS
This Ordinance shall be in full force and effect from and after its publicatian accarding to law.
Enacted and ordained into an ordinance this day af
CITY CCILTNCIL
CITY OF MENDOTA HEIGHTS
Chazles E. Mertensotto
Mayor
.• MM�_
Kathleen M. Swanson
City Clerk
}
�
CITY OF MENDOTA HEIGHTS
DAKOTA COTJN'TY, Nl��NNESOTA
•►r •
: _� • s_� _� • • t � • � � • • f �
The City Cauncil afthe City of Mendata Heights does hereby ordain as follows:
Secti�., Ctrdinance No.40I, known and referred to as the "Mendota. Heights Zoning
Ordinance," is hereby amended in the follawing xespects.
The followi.ng pazagraph is hereby added to section 20 af said ordinance:
20.19 Tree Removal Restrictions
The tree remaval resfrictions as set forth in Ordinance Na. 704 of the City Code of
Ordinance, "An 4rdinance Restricting Tree Remaval," shali apply to a11 districts
within the City.
Sccti� This ardinance shall l�e in full farce and effect from and ai�er its publication
according to law.
Ena.cted and ordained into an ordinance this day of, 199&.
� M • _
�
Kathleen M. Swansan
Ciiy Clerk
CITY CQUNCIL
- CITY OF MENDOTA HEIGHTS
Charles E. Mertensotto
Mayar
�
CITY OF MENDOTA HEIGHTS
MEMO
March 6, 1996
TO: Mayor, City Council, Interim City Administrator
FROM: Ka.thleen M. Swanson � � �
City Clerk �
SUBJECT: Tree Removal Ordinance
INFORMATION
I have asked Assistant City Attorney Michael Duffy to review the draft tree removal
ordinance which was included in the agenda packet for tomorrow evening. Michael made
several suggestions, which I consider to be very appropriate. The suggestions (shown in italics)
have been incorporated into a revised draft ordinance, which is atta.ched. Please replace the
earlier draft with the attached for discussion Thursday evening.
C
CITY OF MENDOTA HEIGHTS
DAKOTA COUNTY, MITiNESOTA
ORDINANCE N4.
(Codified as Ordinance No. 7Q4)
AN ORDINANCE RESTRICTING T`REE REMOVAL
The City Couricii of the City af Mendoia Heights does hereby ordain as follows:
SECTION 1. PLTRP4SE
The purpose of t.�is ardinance is ta protect the heaifih, safety and welfare of the community by
preventing the cleaz cutting of trees from any undeveloped property in the City of Mendota
Heights wifihout prior approval and issuance af a permit by the Ciiy Council.
SECTION 2. DEFINITIONS
2.1 �ignificant stand of trees. A significant stand of trees sha11 be deemed ta mean six or
more trees that are eaeh greater than four inches in diameier as measured eighteen inches
abave the ground and located anywhere on undeveloped property regard'less ofpraximity
to one another.
2.2 Undevelo,�ed �ro�g�X. Undeveloped properiy shall be deemed to mean any parcel of
properly large enough to be subdivided into two ar mare parcels or property upon which
no constzuction, instaiiation or creation af any structure has occurred.
SECTION 3. PE�ZvIIT REQUIREMENT
Removal of any significant stand of trees an any undevelaped praperty in the city is prohibited
without prior approval and issuance of a permit by the City Council. There shall be no
appiication fee or pernait fee for a tree removal pernut.
SEGTION 4. VIQLATIONS
Any person, firm or carporation violating any of the provisions of this Ordinance shail, upon
conviction thereaf, be fined an amount not to exceed $740.Q0 or shall be imprisoned for a period
not to exceed 90 days ar both. •
SECTION S. EFFECTIVENESS
This Qrdinance shall be in full force and effect from and after its publication according to law.
s
a
Enacted and ordained into an ordinance this day af
ATTEST:
Kathleen M. Swanson
City Clerk
CI'iir COUNCIL
CITY OF MENDOTA HEICrHTS
Charles E. Mertensatto
Mayor
CITY G1F MENDCiTA HEtGHTS
NtEMC?
February 29, 1996
TO: Mayor, City Council and Interim City Administrator
FROM: James E. Danielson, Public Works Dire�tc��
SUBJECT: Case No. 96-01: SuperAmerica (Highway 55) - CUP and Variances
. .�
The Planning Commission conducted public hearings at their January and
February meetings to co�sider an application from SuperAmerica for a Conditional
Use Permit and Variances to construc# a gas station/convenience store afi the
sautheast carner of Trunk Highway 55 and Mendota Heights Road {see attached
memos). The major issue of concern far the Planning Commission was the
number of variances required for the proposal. The lot is large enough for
development as a gas station, however, because it is bounded by streets on three
sides, one of which is a major thoroughfare requiring 100 feet of setback, any
development af the lot without variancesr respecting atl the setbacks, would be
tess desirabte.
: •�iu ��� �►
The Planning Commission members appreciated the proposed development
of the lot, however, were divided on whether sufficient hardships were
demonstrated for the variances. The proposal therefore comes to Council without
a recommendation from the Plannin.g Commissian. {Two faited motions on 3-3
votes - one to approve and ane to deny).
' •� : • : �
Listen to a presentation of the proposal by the applicant and determine a
course of action. Upon making a determinatian, Councii should direct staff to
prepare the appropriate resolution fior adoption at the next meeting. Council
should note that the original 60 day time limit for pracessing ihis application is due
fio expire on March 2, 1996. The applicant has been notified that the time limit is
being extended for an additional 60 days in order to attow ampte time for City
Council review of this very complex planning issus (please se� attached February
29, 1996 tetter).
JED:kkb
. City o�� .J
... � . 1Viendota Heights
February 29, 1996
Mr. 5am VanTassel
Real Estate Manager
SuperAmerica Gmup, Inc.
1240 west 9sth street
Bloomington, MN 55431
Dear Mr. VanTassel:
This letter is being sent to you to serve as formal written notification that Mendota
Heights has extended the 60 day pmcessing time limit as it relates to your Planning
Application No. 96-01, Variances for a SuperAmerica gas station. The original time limit
expires on March 2, 1996 and the City Council meeting where your application will be
considered is scheduled for March 7, 1996. The reason for the extension is that additional
Planning Commission review was required. The time limit is being extended for an additional
6U days ia order to allow ample time for City Council review of this very complex planning
issue. Your new processing time limit will expire on May 2, 1996.
Please contact me if you have aay questions or comments on this extension. Thank you
for your patience and cooperation in this matter. -
Sincerely,
�_- .�����`--r
7 es . �aiuelson, P.E.
blic Works Director
�
�i
� .
1101 Victoria Curve � 1Vlendota Heights, 1ViN • 55�118 452 • 1850
CITY OF MENDOTA HEIGHTS
MEMO
February 20, 1996
TO: Planning Commission
FROM: Patrick C. Hollister, Administrative Intem
SUBJECT: SuperAmerica (Continued)
Case No. 96-01
Discussion
The Planning Commission of the City of Mendota Heights discussed the request for pernussion to
build a SuperAmerica. convenience store at their January 23, 1996 meeting. The public hearing
was continued until the next Planning Commission meeting to he conducted on February 27, 1996,
in order to give the applicant time to address the following concerns:
1. Provide additional inforniation regarding hardships to allow requested variances:
• Pylon sign area. of more than 100 square feet.
• Trash enclosure setback.
• Building setbacks.
2. Discuss utilization of a monumental sign instead of currently proposed pylon sign.
In addition, the Commission had concems about the discrepancy between various copies of the
Zoning Ordinance regarding gas stations as a conditional use in the B-2 zone. (Please see the
separa.te memo on this subject.)
Please see the following attached materials from SuperAmerica:
1. Explana.tion of hardships mentioned above.
2. Diagram of a possible monument sign.
3. Revised site plan and elevations.
Action Required
Conduct the continued Public Hearing and detern►ine a recommendatio� to the City Council on this
proposal, with conditions if necessary.
�
APPLICATION OF SUPERAMERfCA, GROUP, INC.
HIGHWAY 55 AND MENDOTA HEIGHTS ROAD
SUMMARY OF PRACTICAL DIFFICULTIES, UNDUE HARDSHIP,
AND MITIGATION OF IMPACT ON THE ESSENTIAL CHARACTER
OF THE DISTRICT
Variance for the building, reducing the 100 ft. setback of 17.45(5) required from
abutting major thoroughfares to 60 ft., the required setback from a roadway for gas
stations.
Practical Difficulty /.Hardship .
Orientation of lot to Hwy. 55, with shortest side perpendicular to 55
Requirement of three front yard setbacks, with one setback extending
towards Hwy. 55-from Northland Drive
Mitigation
_... 110 ft. distance between property line and Hwy. 55 roadway
Only 45 ft. of 360 ft. affected frontage used for building, all other open
parking, circulation and pump islands.
Variance to allow freestanding sign to be located with required yard in location
proposed
Practical Difficulty / Hardship
Single freestanding sign to serve three frontages
Sole conforming location does not maximize view from two major
roadways
Mitigation
Will be approximately 150 ft. from the actual roadways of both Hwy. 55
and Mendota Heights Road.
Locates sign behind the landscaped and open edge of Mendota Heights
Road
Variance to increase sign area from 100 sq. ft. to 143 sq. ft, decease ground clearance
form 14 ft. to 8 ft. 9 in. �
Practical Difficulty / Hardship
Long viewing distances due to three frontages
Mitigation
Not additional sign area, earned but unused sign area
Extends sign face down rather than up
Variance to reduce setback for enclosed trash container from 60 ft. to 45 ft.
Practical Difficulty / Hardship
Three front yard setbacks, location at narrow most'edge of lot
Need to be accessible from side of building due to interior plan
Mitigation
Low mass and height of structure
Berm and plantings along Northland Drive -
Y i
�^�.
MICHA�L CRONIN
� 8809 WEST BUSH
MINNEAPULIS,
612 941-7487
& ASSOCIATES
LAKE ROAD
MN 55438
FAX 941-2645
......,,.......�.._,.........,....,.._.............,..1...,,�.,...t.....,.,........r.,,.:.-,:::�:::n..v:: :.:,tt.::: :......�.h...... : :.;:.,: .:.::::::..:.,.:.:.::::.,....:..,,.,... :::::.:.,....,.:: �...;...:�,....:-.:....•x..t�::-..::vn,n.n....,..:: :::.n...:.�:.:.::::...:.v.�..::: :::::.:::...:: :::.
February 20. 1996
SuperAmerica, Hwy 55 and Mendota Heights Road
Kim -
Foiiowing are 20 copies of a summary of the variances, a design far a monument sign for this site
(we prefer the origina! design on sheet C1 as more in character with the openness we have
maintained at this edge of the site and the openness of the area}, and 20 new sets of elevations and
plans. The elevation shows the enclosed trash container, and has the correct representation of the
doorways. The plans have the modifications requested ta the southwest corner of the site. They are
submitted in response to the discussion at the Planrting Commiss[on, the comments in the minutes
of the meeting, and the letter of January 24 from Patrick Hollister to Sam Van Tassel.
Please call me if you have any questions or comments. The previausiy submitted pian sets should
be discarded.
Thanks,
r
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SUPERAMERICA.
unl-aded 1�099
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pr����� lJo �7/g
CAR WASH
I 48 5Q FT MONUMENT 51 GN
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1
January 24, 1996
Sam Van Tassel
SnperAmerica
1240 West 98th Strcet
Bioomiagtan, Atinaesota. 5543 2
Mr. Van Tassel:
� i�y o�
1��iendota Heights
This letter is ta confirm in writing that the Planning Commission of #he Gity af Mendata Heights
discussed your request for pernvission ta build a SuperAmezica convenience store at their January
23,1996 meeting. The public heazing was continued wrtil the ne�rt Planniug Commission meeting
ta be conducted on February 27, I996, in order to give yon time to address the foIlowing concerns:
1. Pravide additionat infannatian regarding hardships to allow requested variances;
• Py1on sign area of more tban 100 square feet.
• Trash enclosure s�tback.
• Building setbacks.
2. Discass utilizataian af a monumental sign instead of cunrentiy propased pylon sign.
In additian the City will be investiga#ing the discrepancy among various copies of the City zaning
ordinance regarding whether or not gas stations and convenience stores are a conditional use of this
zone. �
Please submit infarn�ation thai will address the above cancerns priar to Febniary 20, 1996 in order
to provide the Planning Carnmission and City Staff with sufficient time to exarnine them before the
February 27 meeting.
i�arank you far your patience and coageration.
I G?G'��2�� (�.
Patrick C. Hollistez
Administrative Intern
1142 Victoria Curve - Mendota Heights, 1V�N • 55118 452 • 1850
PLANNING REPORT
DATE:
CASE NO:
APPLICANT:
LOCATION:
ACTION REQUESTED:
PREPARED BY:
Ihl:t)i, i'�)i::\71� I �
CONSULTINC; PLAN[�ERS
LANDSCAPIi ARChiITECTS
300 FIRS'f' AVE[�1UL• I�ORTf{
SUITC• 210
MINNEAPOLIS, MN ii-!nl
G12•339•3300
PLANNING CONSIDERATIONS
Background
7anuary 23, 1996
96-01
SuperAmerica
Sam VanTassel, Corporate Representative
Lot 1, Block 2, Northland Plaza
Corner of State Highway 55 and Mendota
Heights Road and Northland Drive
Conditional Use Pernut for Gas Station and
Setback and Sign Variance
C. 7ohn Uban
SuperAmerica has purchased a 2 acre site located along Mendota. Heights Road between Northland
Drive and H'ighway 55 for development of a new SuperAmerica convenience store of approximately
3,500 s.f. with an attached car wash. The facility is proposed to be similar to their other new gas
stations and will have a shingled hip roof and brick exterior with almost 40% of the site landscaped
open space.
The H'ighway 55 Corridor Study has identified this site as an appropriate location for support services
to the Mendota. Heights industrial areas. It also will serve the traveling motorist on H'ighway 55.
Gas stations are allowed in the B-3 zone as a Conditional Use Permit but some of the older copies
of the City Ordinance do not state this because the wording was inadvertently left out when the
Ordinance was republishe�. Corrections have now been made by City staff in the recently published
Ordinance.
The site has three (3) frontages -- Ii'ighway 55, Mendota Heights Road, and Northland Drive.
Because of these frontages and the Ordinance requirement for a 100 ft. setback along major
.Ianuary 23, 1996 Case 9(r01 . Page 2
thoroughfares, this site is constrained for placement of development within the parcel. These issues
are reviewed in the applicant's request for variances:
The applicant has submitted complete site and building plans and landscape plan and signage plan for
review. A Public Hearing is required for this application and the City has mailed notice to the
adjacent land owners.
Conditional Use Permit
Motor fuel station with convenience store is a Conditional Use within the B-3 zone. These standards
are outlined in Ordinance 21.2 (2). The site and the lot plan meet the criteria. for the lot size and
width and for the building setback of 60 ft. for the front yard which is bounded along three sides by
City streets. A 30 ft. interior side yard setback is required for the southern property line which is met.
If the interior side yard was determined to be a rear yard, then the 50 ft. setback would not be met.
Because of the arrangement of the lot and the adjacent parcel, the southern properry line is more
reasonably interpreted to be an interior side yard.
The overhead canopy is set back well beyond the 20 ft. required and the pumps are set back beyond
the 40 ft. requirement. Overall, the plan is spacious on its 2 acre site except for the southwest corner
where part of the service area for the car wash is closer than 20 ft. to the properiy line. All service
areas and parking areas must be set back 20 ft. which does not happen at the southwest corner of the
site. I believe the plan can be adjusted to accommodate a 20 ft. setback so no Variance would be
required. It should be noted that there is an additional setback requirement of 100 ft. along
thoroughfares for which a Variance is being sought. This will be discussed separately under the
Variance review.
Approximately 26 parking stalls are shown on the site and another 12 cars can be parked at the
service islands. The total stacking distance.for the car wash will accommodate 6 cars and is designed
to have a bypass lane as well. The site can accommodate 38 parked vehicles plus appropriate
stacking for the car wash. The Ordinance requires 18 stalls for the convenience facility which is
measured to be 2,030 s.f. Since the station serves an industrial park and is on FTighway 55, we would
expect a number of trucks to use the gas station. SuperAmerica has not yet confirmed whether or
not they will be having diesel pumps at this lacation. The site is large enough to accommodate trucks
other than semi trucks for fueling.
Ordinance 21.2 (3a) requires a 20 ft. exterior properiy line setback and Ordinance 21.2 (4a) requires
a 20 ft. landscaped yard around the perimeter except at driveway ent�ances. As noted before, in the
southwest corner, the service area for the car wash needs to be moved to at least 20 ft. from the
R.O.W. The area also needs substantial landscaping which is not shov�n on the landscape plan to
screen the gas stations service door and the operational doors of the caz wash. This area is more like
a loading and service area which should be screened from public view. Also, this area shows light
Jarruary 23, 1996 Case 96-01 Page 3
fixtures within 9 ft. of the property line which may not be necessary because the level of activity does
not need the same illumination as the pump islands and front of the store require for nighttime
operation. I would suggest a reduction in lighting in the southwest corner of the site to reduce glare
to traveling motorists. The remainder of the site is well landscaped with a mixture of over story trees,
ornamentals, and 18 pine trees. The area requiring additional landscaping is along the western edge
between the proposed pylon sign and around the southwest corner of the site.
SuperAmerica has not proposed any outdoor display of product and Ordinance specifically prohibits
that. Firewood, propane exchange tanks, windshield anti-freeze, etc. must be stored within the
building. Exterior trash handling is in a sepazate structure directly adjacent to the car wash. The
structure is proposed to be fully enclosed with matching brick and a roof matching the building. A
Variance for a setback to the trash is requested under the Variance section. �
�
The car wash included in this facility is a common combination in many of the newer stores. The
facility is designed.with appropriate stacking and circulation to accommodate the activity on the site.
They propose a heated concrete section to drain away surplus water on exiting, even in the winter
time. Some facilities have problems with tracking wet, icy, car run-off onto public streets creating
a hazardous condition Those are generally older facilities which exit within 40 ft. of a public street.
This car wash has over 100 ft. of exit lane before a car would enter onto Northland Drive after being
washed. Additional criteria for winter operation is that the blow dryer for the under cazriage be
operated for all washes to minimize water dripping and that the facility operates with its doors closed
to minimize noise and e�rterior water spray.
The overall facility is accessed by three driveways. Two from Northland Drive and one off of
Mendota Heights Road. Mendota Heights Road is located about 80 ft. from H'ighway 55 RO.W.
and the closest access on Northland Drive is 55 ft. from Mendota Heights Road RO.W. Both of
these meet the criteria of a 50 ft. separation from the street intersection.
The access onto Mendota Heights Road may at some point in the future be restricted to right-in/right-
out if it is deternuned that a center median is needed to control traffic at the intersection of �-Tighway
55. Full access would then be gained by the two driveways by Northland Drive. For clarification
of access the entrance of the frontage road on the north side of Mendota Heights Road needs to be
shown on the Site Plan to make sure there is no dangerous offset with the proposed entrance to
SuperAmerica.
Building plans were included showing how the interior space will operate and the exterior design for
the building and the canopy. The building is brick with glass windaws and a hip roof. The canopy
also has brick columns supporting the roof structure. There is a painted 4 ft. fascia around the
building and the canopy. This will not be illuminated except for areas cbntaining signs.
The site is being re-graded creating a slope down to the RO.W. of I�'ighway 55. Grading of the site
.Icmuary 23, 1996 Case 96-01 Page 4
removes all existing trees; however, the trees around the perimeter in the MnDOT right-of-way
should be saved. Some of the site drainage also runs into MnDOT RO.W. where ponding and
drainage permits will be required. A four foot high retaining wall is also proposed along the
southwest edge of service area. This is an area that should be redesigned to maintain a minimum 20
ft. setback. This redesign could also eliminate the need for a retaining wall.
The station will have to
operation of the gas sta
inspections.
meet all applicable State and Federal Laws regarding the design and
ion. The City should request copies of the appropriate permits and
The applicant has not stated their intended hours of operation for this facility. The Planning
Commission�may wish to discuss this with the applicant as one of the conditions to permitting the gas
station on the site. A 24-hour operation may not fit in with Mendota Heights community image.
There has been no report from fire or police on this facility and their anticipated comments were not
included in.this report. An irrigation system is required for the site that has not been noted on the
enclosed plans.
Signs aze proposed on the building and canopy plus one pylon sign. The pylon sign location and size
is the subject of a requested Variance. Signage in the business and industrial districts is based upon
the amount of frontage the properiy has on a public street. The properiy has about 900 ft. of frontage
on public streets and technically could display 900 s.f, of signage. SuperAmerica is proposing three
signs on the canopy, one on each facia facing a public street for a total of approximately 170 s.f.
Also the building will have thre� wall signs for a total of about 120 s.f. and the proposed pylon sign
will have a combined total of 296 s.f. The total requested signage is 586 s.f. which is less than what
could potentially be on the site. They are also proposing incidental directional signs at the service
station pump islands for on-site circulation. The fascia of the canopy and the building will not be
illuminated and is not being considered a sign. The fascia is white with three red bands.
Variances
Ordinance 17.4 (5) requires a 100 ft. setback for the front yard abutting a major thoroughfare. This
only happens in the B-3 zone and it should be noted that this piece of property and its two adjacent
.. lots along I�ighway 55 are the only ones subject to that standard. Industrial, B-1, and B-2 zones do
not ha.ve the 100 ft. setback. The service station would not be able to construct a facility without a
variance to this 100 ft. requirement. The lots along Northland Drive are shallow and have double
frontages, and this particular property has triple street frontages all requiring a minimum 60 ft.
setback. It has been discussed in the past whether or not the 100 ft. setback is reasonable and
considering that the traveled portion of I�'ighway 55 is already 100 ft. from the edge of RO.W., (350
ft. wide) the need for additional setback does not have strong public purpo�e. There is a hardship due
to the shape of the pazcel and its configuration to meet that 100 ft. setback.
.Tanuary 23, 1996 Case 96-01 Page S
Another avenue could be taken by the City to remedy this condition. An amendment to the Zoning
Ordinance could be sought redefining the front yard setback along the thoroughfare somewhere
between the 30 ft. required in the B-2 district and the 100 ft. required in the B-4 district. A 50 ft.
front yard along a major thoroughfare would seem more appropriate along I�'ighway 55.
The applicant also requests a Variance for location and size of a pylon sign. They have chosen to
locate the pylon sign along Ii'ighway 55 frontage where the higher speed traffic exists. Building
signage is aimed at the other two streets where the traffic is slower. Ordinance requires that the sign
can not be placed within 100 ft. of H'ighway 55 RO.W. because the Ordinance requires a 100 ft.
setback. The applicant is requesting a 20 ft. setback from the H'ighway 55 right-of-way. It should
be noted that the required setback for the canopy is also �0 ft.
They would like to put in a 25 ft. high pylon sign but with 148 s.f. per sign face and the ordinance
only allows l0U sq. ft. per sign face. The Ordinance also requires the bottom of the sign be 13.5 ft.
above the ground level. The combination.of their lazger sign design and the requirement for 13.5 ft.
would require the pylon to be 30 ft. tall. They have requested that the lower limit be varied from so
that the sign can be kept at 25 ft. but with the bottom of the sign coming closer to the ground. The
minimum height from the ground is four clear visibility from trucks and other vehicles if the sign is
placed along and next to an access drive to a public road. The proposed placement of the sign would
not impair any vehicular visibility if it were lower than 13.5 ft. from the ground.
In the suirounding industrial azea, the City has granted Variances for sign setbacks if they are ground
mounte� monument signs. The option of the monument sign vs. a pylon sign could be discussed with
the applicant. The rationale used for the larger sign is the higher tra�ic speed on H'ighway SS and that
the sign will be over 125 ft. from the closest travel portion of the highway.
The trash container is located within 45 ft. of the RO.W. along Northland Drive. The structure is
actually detached from the building to mini�nize fire hazard within the building but otherwise appears
to be attached to the building because of its close proximity. This arrangement has been shown to
be practical and safe for other SuperAmerica facilities. Because 85% of the perimeter of the property
fronts on a public road, any location of the trash enclosure will be subject to the 60 ft. setback
requirement. The proposed setback is 45 ft. thus requiring a 15 ft. Variance. All the major structures
on the site meet the 60 ft. setback. There appears to be a practical difficulty in locating the trash
container convenient to the building while at the same time meeting all perimeter setbacks. To
mitigate the condition, the applicant has proposed to plant 6 and 8 ft. tall pines along Northland Drive
to screen the trash container and the exiting overhead doors of the car wash. Overall, the site has
a very spacious appearance from Mendota Heights Road and the intersection of H'ighway 55.
Action �
Hold the Public Hearing and make recommendations to the City Council on the Conditional Use
�
.Ianuary 23, 1996 Case 96-01 Page 6
Permit for the gas station and convenience store with car wash; 40 ft. Setback Variance for the
building from H'ighway 55; 15 ft. Setback Variance for the trash enclosure; 80 ft. Variance from the
setback for the pylon (or monument sign); Variance of 4 ft. 9 in. for the clearance of the sign from
the ground for the pylon sign; and Variance of 48 s.f. for the pylon sign face.
Conditions
1. Documentation of appropriate installation and operation from the PCA.
2. Confirmation of drainage design and permits from MnDOT.
3. Redesign of the Southwest corner to maintain 20 ft, setback to service area and a 20 ft. landscape
strip planted with evergreen trees in the southwest comer and along the service area south of the
pylon sign on the west side.
4. Car wash operadon.to include heated exit apron and auto chassis blow dry during winter months.
5. Revise lighting to a lower level of intensity in the southwest corner.
� 6. Confirm hours of operation compatible with City desires.
7. Irrigation of lawn and planted areas.
8. Consider monument sign instead of pylon sign due to high elevation of site to �Tighway 55.
,
CITY OF MENDOTA HEIGHTS �
�
��� .
Ca� , No. J6-01 . ��
NORTH "a'°L ,�"''°
9CAI.&" 1'�200' sisax. 1M 60�0�
° ATTA�NMENT T4 THE APPLICATION OF
° ' SUPERAMERICA GROUP, INC.
FpR SITE PLAN REVIEIN, CCJNDITIONAL USE PERMIT AND CERTAIN VARIANCES
TO PERMIT A SUPERAMERICA STCIRE AT THE INTERSECTION OF
, MENQ�TA HEIGHTS ROAD, HVUY 55, ANQ NORTHLAND DRIVE
SuperAmerica proposes ta develop a presently undeveloped site at #he above
location for a 5uperAmerica convenience store. The site is presently zaned 6-3, and
is surrour►ded by indus�rial and Business zones and deve[apment. The site is almast
two acres in size, 86,938 sq. ft., and has a minimum width of 203 ft. After development
34,532 sq. ft. of ihe site, 44°l�, will be landscaped open space. The.prapased store will
be 3500 sq. ft., with a net of 1800 sq. ft. devoted to direct retail sales. An 864 sq. ft. car
wash will be attached to the rear of the store. The car wash, identical to #hose in use at
other SuperAmerica stores in the metro area, is designed so the daors remain ciased
and the car remains inside during both #he washing and drying cycies. A heated
concrete exit drive will be provided to minimize any hazard from water track aut.
The propased buiiding will be of masonry construction and have a shingled hip roof,
brick exteriar, and non illumina#ed fascia, The enclosed and roofed trash area, faced
with the same brick used for the building, is reached from wi#hin the building by a
directly adjacent doorway. The canopy wili be typical of SuperAmerica stores in the
metro with internally+illuminated trademark signs, but with non illuminated fascia.
The building is set along the most narrow and only non firontage edge of the site,
preserving the visual openness ofi #he intersection,
Access to the site is provided by a 30 ft. wide driveway to and from Mendota Heights
Road, and two similar driveways to Northland Drive. Parking wil! be provided in thcee
areas. At the gasoline pumps, paricing far 12 automobiles wiii be provided. This wiii �
be the most used parking on the site. ln this market area, two thirds of our customers
purchase gasaiine as part of their visit. For our customers�not purchasing gasoline 6
spaces and a van accessible handicapped space are provided at the fron# o# the store.
An additianal5 spaces, 2 on one side, 3 on the other, are provided at the side ofi the
store. A 12 space remote parking area for emp(oyees is proposed along the Mendota
Heights Road edge of the site where it will be screened by 6 ft. to 8 ft. Norway Pines. A
to#al of 35 parking spaces are proposed, exceeding #he Zoning Code requirement.
Signage directed to the three roadways fronting this site is located on the #ron# of the
store, above the car wash, on the canopy, and on a pylon sign on the Hwy. 55
#rontage. A#otal of 540 sq. ft. of sign area is proposed, 390 sq. ft. located on the
building and canopy, and a pylan sign with 148 sq, ft. sign faces. The allowable sign
area based on building and lot frontage for just Mendota Heights Road and Northland
Drive (not Hwy. 55 ) would be aver 600 sq. ft.
We are confident this proposed SuperAmerica through its desigr�, the goods and
senrices it will provide, and our standards of operation, w€Il prove to be be a needed
and usefiul asset in the City. On the basis of the specific characteristics af this site: the
adjacent uses and zoning, the proposed design, and our experience operating
SuperAmerica's in similar settings throughout the metro area we believe you can also
find it wil! be a compati�le addi#ion to the Gi�r, meeting the s�andards #or a conditionai
use permit. ;
`
Application of SuperAmerica Group, lnc.
Mendota Heights Raad and Hwy. 55
Page Two
The SuperAmerica on this si#e wifl create no detrimentai impact on the public health,
safeiy or general weifare, traffic congestion, nor affect our neighbars or their properties
in a harmful way.
However, the process o# applying the provisions of tl�e zoning ordinance to this
specific site (three frantages, irregular shape), to create a compatible and useful
SuperAmerica has resulted in the request for certairt variances.
Tl�e fron# yard setback of fi0 ft. for a convenience store is set by the specific s#andards
for this use, 21.2(2)b, and by the general provisions of the B-3 District. Section 17.4(5)
requires a 100 ft. #ront yard se#back from abutting major thoroughfares. Strict
application of the three front setbacks to this parcel would create an undue hardship
due to these three conditions. Firs#, the orientation of the iong and short sides of ihis
lot ta Hwy. 55; second, its most narrow dimension (200 ft.) being perpendicular to
Hwy. 55; and 1ast, the need to mair�tain a fi4 ft. setback, 2�.2{2}b, from the parailet
Northland Drive, rather than a 30 ft. front setback, generaliy required in the B-3 District.
Withoui #he variance, the po�iion af this !at no� in a required yard wauld be reduced io
narrow strip, varying in width from 4Q to 140 ft., east of the centerline of the properky.
The impaci of granting this variance reducing the setback aEong the Hwy. 55 frontage
from 100 ft. to 60 ft. is mitigated by the 110 ft. wide portion of right of way between the
Hwy. 55 roadway and the properiy line of the site and the maintenance of a 80 ft.
setback from that property line. And, while this setback extends 360 ft. parallel to Hwy.
55, oniy 45 ft. will be used for ac#ual building. The remainder is open parking,
circulation, and gasoline pump islands.
The ane zoning advantage gained by having three frontages to the site is #he
per-mitted sign area is increased dramaticaily. However, uve are faced with the
practical problem of locating a single pylan sign to serve three frontages. The
proposed sign site is aligned with #he major tharoughfare, Hwy. 55, but wi11 be visible
to persons looking into the site from Mendota Heights Road, though Iocated well off
{�5� ft.} the roadway. Due to the shape and dimension of the site, #he sole conforming
location for a pylon sign, not in a parking or circulation area, is between the parking
area and #he Mendota Heights Road access. A location here creates an undue
hardship for visibility from Hwy. 55. The location proposed remedies this hardship,
and is more compatible, placing the sign behind the landscaped and open edge af
Mendota Heights Road.
We also request that due to the 150 ft. distance from the sign to the actual roadways of
both Nwy. 55 and Mendota Heights Raad, we be permitted ta use a partion of our
unused sign ar�a to increase the size of the sign faces from 10Q sq. ft. to 148 sq. ft.,
and �he ground clearance of the sign be reduced from 14 ft. to 8 ff. 9 in. ta
accommodate the sign within the 25 ft. height limit.
Finally, a portion of the trash enclosure encroaches in#o the 60 ft. setback from
Narthiand Drive. Meeting the double frant yard se#backs at this very narrow end of the
site for the low enclosure would create an undue and difficult hardship. We request
the necessary slight variance to allow the iocation of the trash enclQsure as shown.
- � � C ity o�
.,., . � 1Viendota Heights
APPLICATION FOR CONSIDERATION
OF �
PLANNING REQUEST
Applicant Name:
Address: �a �� �. ���
(Number & Street)
case No. CD (
Date of Ap lication -�- �' D
Fee Paid
�L� ��WIPH: �S�' �ol�
(Mn
(State) (Zip)
Owner Name: c,k��.�i
(I-ast) (F'ust) (M�
Address:
(Number & Streec) (City) (state) (ZiP)
Street Location of Property in Question:
Legal Description of Property:
�
G
Type of Request:
Rezoning _� Variance
� Conditional Use Permit " Subdivision Approval
Conditional Use Permit for P.U.D. Wetlands Permit
Plan Approval Other (attach explanation)
Comprehensive Plan Amendment
Applicable City Ordinance Number�l�� �- �I��E i��.�eetion
Present Zo4ing. caf�Propert3i` � Present Use V�i ���7�
Proposed Zoning of ProPert3' � Proposed Use �Yl.�^r_ rg�4�.t�A' �� �—
I hereby declare ihat ali s'tatements made in this. request and on 'tional
materia� are true.
� !�
(Sigga C�1'L�pplica�tt)
///, 7�.., �./� _ 1 �-, l ��.�
(�1 w
(��) '
(Received by - Title) "
� 1101 Victoria Curve � 1Viendota Heights, 1ViN • 5�118 452 • 1850
. . . � . . ��i�y ai .
.�,. � . � � ��er�da�a Hei�hts
March 1, 199fi
Mr, Sam VanTassel
SuperAmerica
124Q Vitest 98th Street
Bloomington, MN 55431
Dear Mr. VanTassel:
Your request for a Conditional U�e Permit and Variances (Highway 55 site) will be
considered by the City Council at their next regularly scheduled meeting, which will
be hetd on Thurs ay. March '7. 1996. The Council meeting starts at 7:30 P.M. here
at City Hal1 in the Council Chambers. You, ar a representative should plan on
attending the meeting in arder that your application wi!! receive Counci! consideration.
If you have any questions, ptease feel free to contact me.
Sincerely,
-� {' �i� ��
Kimberiee K. Blaeser �-
Seniar Secretary
cc: Michael Cronin
Michael Cranin & Associates
8809 West Bush lake Road
Mpls, MN 55438
�
�
v
1101 Victoria Curve -�1V�endota Heights,lVlN • 55�18 452•1850
� C ity o�
..., .. 1Viendota Heights
January 19, 1996
Mr. Sam VanTassel
SuperAmerica
1240 West 98th Street
Bloomington, MN 55431
Dear Mr. VanTassel:
Your application for a Conditional Use Permit and Variances be considered by the
Planning Commission at their next regularly scheduled meeting, which will be held on
T��sday. Januarv 23. 1996. The Planning Commission meeting starts at 7:30
o'clock P.M. here are City Hall in the Council Chambers. You, or a representative
should plan on attending the meeting, in order that your application will receive
� Commission consideration.
If you have any questions, please feel free to contact me.
Sincerely,
�'
��`
Kimberlee K. Blaeser
Senior Secretary
Enclosures
:
1101 Victoria Curve • 1Viendota Heights, 1VIN • 55118 452 • 1850
� C ity o�
.�., . 1Viendota Heights
January 8, 1996
Mr. Sam VanTassel
SuperAmerica
1240 West 98th Street
Bloomington, MN 55431
Dear Mr. Van Tassel:
The letter is to inform you that we have received your application for � Conditional
Use Permit and Variances. Your application is considered complete and will be
forwarded to the Planning Commission for their meeting on�lanuary 23. 1996.
The Planning Commission is an advisory body that conducts public hearings and
reviews applications for recommendation to the City Council. The Planning
Commission reserves the right to request additional, or supplemental, information.
State Statute allows the Planning Commission to request an addifional sixty (60)
days for review of any zoning matter.
The Planning Commission meeting starts at 7:30 o'clock P.M. here at City Hall in
the Council Chambers. You, or a representative, will need to be present in order
that your application may receive Commission consideration.
If you have any questions, please feel free to contact me at 452-1850.
Sincerely,
� r
.
James E. Danielson, P.E.
Public Works Director
KLB:kkb
cc: Michael Cronin
Michael Cronin & Associates
8809 West Bush Lake Road
Mpls MN 55438
�
1101 Victoria Curve � 1Viendota Heights, 1VIN • 55118 452 • 1850
�
CITY OF MENDOTA HEIGHTS
NOTICE OF HEARING
January 4, 1996
TO WHOM IT MAY CONCERN:
NOTICE is hereby given that the Planning Commission of Mendota Heights will
meet at 8:00 o'clock P.M., or as soon as possible thereafter, on Tuesday, January
23, 1996, in the City Hall Council Chambers, 1101 Victoria Curve, Mendota Heights,
Minnesota, to consider an application from Mr. Sam Van Tassel, of SuperAmerica, for
a Conditional Use Permit and Variances which would allow the construction of a
SuperAmerica Convenience Store on the following described property:
Lot 1, Block 2, Northland Plaza
More particularly, this property is located at the intersection of Mendota
Heights Road, Highway 55 and Northland Drive.
This notice is pursuant to City of Mendota Heights Zoning Ordinance No. 401. Such
persons as desire to be heard with reference to the request for the Conditional Use
Permit and Variances will be heard at this meeting.
Kathleen M. Swanson
City Clerk
Auxiliary aids for disabled persons are available upon request at least 120
hours in advance. If a notic� of less than 120 hours is received, the City of
Mendota Heights will make every attempt to provide the aids, however, this
may not be possible on short nofice. Please contact City Administrator at 452-
1850.
�
CITY OF MENDOTA HEtGHTS
MEMO
�.
February 29, '! 99fi
TO: Mayor, City Council and Interim City Administrator
FROM: James E. Danielson, Public Works Direc�i�U
SUBJECT: Zoning Ordinance Revisions for Motor Fuel Station
and Bank Drive in Wir�dows
� •�
The Planning Commission at their February meeting conducted a public
hearing to consider revisrons to the Zoning Ordinance, ta reinstate motor fuel
statians as a Conditional Use within the B-2 Zoning Qistrict and to allow banks to
have drive-in facitities {see attached staff memos). There was no pubiic comment.
�_ •l�l� ��= •�
The Planning Commission voted 6-0 to recommend approval of Zoning
Qrdinance amendments allowing for motor fue! stations and motor fuel sfiation
convenience stores as Conditional Uses within the B-2 Zoning District and allawing
for banks to have drive-in facitities.
' • i i * : �
There is no requirement for a public hearing ta be conducted at the City
Council level for zoning amendments. Therefore, City Council should review fihe
proposed Zoning Ordinance amendments and if Council desires to imptement fihe
Planning Commission recommendation, a mation should be passed adopting
Qrdinance No. , AN ORDINANCE AMENDING C�RDINANCE NGI. 4C?1. The
amendment will become effective upon publicatian in the City's official newspaper.
JED:kkb
�
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�. �- •
CITY OF MENDOTA HEIGHT5
DAKOTA COUNTY.MINNESOTA
ORDINANCE NO. ,
AN ORDINANCE AMENDING ORDINANCE NO. 401
The City Council of the City of Mendota. Heights does hereby ordain as follows:
SECTION 1 Ordinance No. 401 known and referred to as "Mendota Heights
Zoning Ordinance" is hereby amended in the following respects:
Section 16.2(� should 6e restored to those uses listed as Conditional Uses in Section
16.2 of the B-2 District to read as follows:
16.2(7) Motor fuel stations and motor fuel station convenience stores, subject to
the provisions of Section 21.2
Section 16.1(� is hereby amended in its entirety so that as amended it shall read as
follows:
16.1(6)
SECTION 2
Banks and banking institutions.
�his Ordinance shall be in full force and effect from after its
publication according to law. -
d
Enacted and orda.ined into an Ordinance this Seventh da.y ofMarch, 1996.
ATTEST:
By
Kathleen M. Swanson, City Clerk
S
CTTY COUNCII,
CTTY OF MENDOTA HEIGHTS
By
Charles E. Mertensotto, Mayor
�
•'r
�
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,..
� i i � • :1 :
TI �
Febnaary 9, 1996
T4; Planning Commission
FRQM: Patrick C. Ho1]ister, Administrative Intern
SUB7ECT: Zcming Urdinance Revisions £or
1VIotor Fuel Stations and Bank D►rive-Tn Windaws
Discussioa
The City Council has ordered a public hearing to take place at the regularly scheduled
mee�f�ing of the Pla�uiing Commission on February 27, I996 regarding the attached
proposal to amend the Zoning Ordinance.
Motor Fuel Statians
Motor fuel statians and motor fuel station convenience stores have been pernutted as
canditianat uses in B-2 zones in Mendata. Heights. All of our currently existing motar fuel
statians and motor fuel station canvenience stores lie in B-2 zanes. During a
recodification ofthe City Zaning Ordinance in the eariy 1970s, however, these uses were
inadvertently omitted from published capies of the Zoning Ordinance. Although Staff has
since corrected this enor in the most recent edition of the Zoning Ordinance, some
members of the community still possess and ref$r to copies of earlier erraneous additions.
There is currently a proposal before the Planriing Commission from SuperAmenca to build
a motor fuel station convenience store in a B-3 zone. The Pl�uvning Commission
e�ressed the desire to have this discrepancy between various editions of the Zoning
Ordinance resolved by the Council before proceeding further with the application.
In order to avoid any legal prohlems resuiting from discrepancies in various editions, a
proposed 4rdi�nance was presented ta xhe City Council far their review. This prapased
Qrdinance woutd o�ciatly restore motor fuel stations and motor fuel station ccfnvenience
stores as conditional uses in the B-2 zone. All Conditional Uses in the B-2 zone are by
definition alsa Conditional Uses in the B-3 zone. (Ptease see attached proposed
Ordin�ance.) The City Council has ordered a public hearing to addi�ess this issue,
1
�
Bank Drive-In Windaws
The Zoning Ordinance for the Ciry of Mendota Heights daes not currently allow banks to
have drive-in windows. This provision was written at a time when many banks did not
have such features. But now it is rare ta see a bank withaut one, and the only existing
bank in Mendata Heights has ane.
The City Councit reviewed a praposed Qrdinance amending the Zoning Ordinance to
allow drive-in facilities an banlcs and ordered a public hearing.
Action Repuired
Canduct a Public Hearing to discuss the attached OrBinance amending the Zoning
Qrdinance ta restore motor fuel stations and motor fuel canvenience stores in the B-2
zone and ta allow drive-in fi�;�tities at banks and make a recammendation to the City
Council.
�
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�%'
>
•
�
..,
CITY Q� MENDOTA HElGNTS
IttOTtCE OF NEARtNG
-• : ••.
TO WH4M IT MAY CCiNCERN:
NBTiCE is hereby given that the Planning Commission of Mendota Heights
witl meet at 9:40 o'ctock P.M., or as soon as possible thereafter, an Tuesday,
February 27, 1996, in the City Hall Council Chambers, 1101 �ctoria Curve,
Mendota Heights, Minnesota� to consider amending Section 16.2��� af Zoning
Ordinance No. 401 which woutd restore tanguage as to those uses listed as
Conditional Uses in Section 16.2 of the B-2 District as fo!lows:
L���l M �1G
Motor fusl stations and motor fue! station convenience stores, subject
to the provision of Section 21.2
and #o consider amending Sect�on 'I 6. 9(fi) af Zoning Qrdinance No.
4Q1 to delete language as fallows: �
"1 C.9 tfi1 Banks and banking institutions without dr�ve-in facitities.
and to consider amending Section 16. 9(6) of Zoning Ordina�ce No.
4C11 to add tanguage as fottows:
'i 6.1(6) Banks and banking institutions.
This notice is pursuant to City of Mendota Heighfis Zaning Ordinance No,
4Cf1. Such persons as desire to be heard with reference to the proposed Zoning
Ordinance Amendments witl be heard at this meeting.
Kathieen M. Swanson
City Clerk
Auxiliary aids foc disabled persons are availabte upon r+�"quest at least 120
hours in advance. If a notice of less than 12Q hours is received, the City of
Mendota Heights will make every attempt to provide the aids, however, this
may not be possibie on short notice. Please contact City Administration at
452-185Q. -�
From: Fax;
To; Jill Smith City of Mendota Heights, MN Fax; 1-612-452-8940
i
�
FAGSIMILE C4VER PAGE
Date: 3/4/96
Time: 2:58:17
Page: 4
To: Jill Smith
Fax#: 1-612-452-8940
Company: City of Mendota Heights, MN
From:
Com�any:
Fax#:
Voice#:
Address:
2;58;37 3/4/96 Page 1 of 4 Log:171
IMPORTANT MESSAGE FOR NOISE BOARD MEMBERS ABOUT MARCH 8 MEETING
PLEASE DELIVER TO ADDRESSEE AS SOON AS POSSIBLE
w; .� - .. . � ' „ ' '. . '.: ', . . .�'�<.' . .
� . , _ . . . . . � . . ,1.
- . .. .. .:
�
From; F�vc 2;58,38 3/4/96 Page 2 of 4 Log;171
To; Jill Smith Ciry of Mendota Heights, MN Fax: 1-612-452-8940
�
National organizatioa to Insure a sound-controiled gnviroament
1225 19th Street, N, W, * Suite 400 � Washington, D, C, 20036
( 202) 452-1487 telephone * ( 202) 331-1118 fax
To: NOISE Board Members
NOISE Board Member Staff
From Betty Ann Kane
Executive Director
Date: March 1, 1996 •
Subject: NOISE Board Meeting March 8
This is a reminder that the NOISE Board will be meeting on
Saturday, March 8, 1996 in Washington, D, C, during the
Congressional City meeting of the National League of Cities, The
Board meeting is scheduled from 9 a, m, to 1: 00 p, m, in the
Bancroft Room of the Washington Hilton Hotel, 1919 Connecticut
Avenue, N, W, , Washington, D, C, The Bancroft Room is on the
Terrace level. Since the meeting time bridges breakfast and
lunch times, brunch will be served,
The meeting time was set, as the Board directed at the
November meeting, so as not to conflict with other NLC activities
relevant to NOISE, The NLC Policy Committee on Energy,
Environment and Natural Resources, which will be considering a
work plan to include airport noise, will meet immediately after
the NOISE Board meeting from 1: 00 p. � to 3: 00 p, m, Immediately
following that, the Transportation and Communications Policy
Committee will meet from 3: 15 p. � to 5: 15 p, m, Both these
meetings are open to all NLC attendees,
Enclosed is the agenda for the NOISE Board meeting, I call
your attention to item number 10 on the agenda, seleciion o= a
site for the annual NOISE conference. We have now received
offers from two member cities to host the conference this summer,
the city of Irvinq, Texas, and the city of Sparks, Nevada.
Representatives of these cities have been asked to make a
presentation at the Board meeting, The Board will make a
decision at the meeting so that preparations for the annual
conference can beqin immediately. �
Please let me know by return fax on the enclosed form if you
and/or others from your city will be attending the March 8
meeting, As always, we also welcome any prospective members and
other interested persons to attend the Board meeting with you,
Please call me if you have any questions or need any additional
inf ormation,
From: Fax: 2;58;38 3/4/96 Page 3 of 4 Log:171
To; Jill Smith City of Mendota Heights, MN Fax: 1-612-452-8940
M
National Organization to Insure a Sound-controlled Environment
1225 19th Street, N. W. * Suite 400 * Washington, D. C. 20036
(202) 452-1487 telephone * (202) 331-1118 fax
:���� •. � : �: �c
Saturday, March 9, 1996
Bancroft Room -- Washington Hilton Hotel
washington, D, C,
9: 0 0 A, M, - 1: 0 0 P. M,
F=���i��=l
1. Welcome- President Tom Egan, Egan, Minnesota
2. Call to Order
3, Determination of a guorum
4. Approval of Minutes from the November 30, 1995 Board Meeting
5. Treasurer�s Report- Betty Ann Krahnke, Treasurer
6, Update on Federal Activities- Betty Ann Kane, Exec, Director
Pending Legislation
FAA Rulemakings and Requests for Comment
Aviation Rulemaking Advisory Committee
ICAO-CAEP Montreal Meeting
NASA-FAA Steering Committee on Subsonic Aircraft Noise
Transportation Research Board
7, Guest Speaker- William Albee, FAA
9. Outlook for National League of Cities Consideration of
Aircraft Noise Issues
10, Selection of Site for 1996 Conference
11. Establishment of Nomi.nating Committee- Tom Egan, President
12. Update from Members Activities and Issues
13. Executive Director�s Report- Betty Ann Kane
Airport Operators Council
Membership Report
University of California Conference
14. Adjourn
From: Fax; 2;58,39 3/4/96 Page 4 of 4 Log;171
To; Jill Smith City of Mendota Heights, MN Fax; 1-612-452-8940
►
National Organization to Insure a Sound-Controlled Environment
1225 19th Stre�t, N. W. Suite 400
Washington, D, C, 20036
Telephone (202) 452-1487 Fax (202) 331-1118
PARTICIPATION IN MARCH 8, 1996 N. O. I. S. E. BOARD MEETING
Please return this form to Betty Ann Kane, Executive Director,
N, O, I, S, E, , as soon as possible, Fax ( 202) 331-1118,
Jurisdi
Board Member Representati
Phone
F
The N, O, I, S, E, Board will meet on Saturday, March 8 from 9: 00
a, m, to 1: 00 p, m, in the Bancroft Room, Washington Hilton Hotel,
Washington, D, C,
We WILL WILL NOT attend the meeting.
Name of person( s) attending
2 will be at the Hotel in
washington (in case we need to contact you)
I will bring the following potential member(s) to the Board
meeting
I would like to have 'the following potential members
contacted
Other comments:
��1�1i�:�;��
hti ��• i i=u t� ��No r U
The Hamm ilding
� i.1/�et��.��oun,. . �:1
. � �. .� . . ,. � �. .
�u��c�vu4���; . ,;.
k' �. � . . . .
��re 'on's fu.�.ur
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+GROWTH OPTIONS,;.,
1JP FQR DIS'���7�r,��
� .ev1 � •�r.�h,yY�l�i.� A.
.1
�•un!'irnt the �eal but says she li<<s nego-
�iai�{�( ���illi St. PuRil Cci;a. I'nr u 75,000
s��uarr I'uul Icasc un thr s�cun�l :�u�l
��.:��: � �
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e �1� ��� `��
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.. • R '"fii�'lt�'�.�.. .�� 4 �
.� .,� � ..;: r•. .r,,,ey�:, . «R� x "�,�"
�t�;i�� c���a .:,:i., ��-�;; :5� .,. ±{� y.. .
$.'Ji.��,j'j� ti �.���l.�F`a.�.
'{; ,•:<;�'�+'�,. • .. .. : ,.� - ,
, ', �4 :',�1ii'v?. , , _ , �: ; J`' j�:; � . ^ �; � � �� ,
� t seems Ehat avoitiing the evoiution •
of a metropolitan urea the likes of
Chicago or Los Angeles is a �nutual � � ,- .::� '• �., �� ` •
goal for all ptayers debating the ..;': -.''='°��r:;.�.�'y,:�:' :�..�,:`
region's futura. Although opinions vary Standlrlg on thH MUSA Ilne In
greatly on how to guide growth here, �. Involved In the growth ImBnag
Metrapolitan Cauncil mcrr�bers, city Rorittltig, Keviq .Frazell and �it
officials and interest groups alike,say :•;�`, r�;: ;;.:,'�� ����:� n',;��;t�';�;;;;x,�"p:t'%`
, t • �4 0'�� i° :`ar:''.59. tr ..� a.l� f+'�
� naw is the time to start, while there is ;�"',�rThey.were quite,prb�perly..eXga
�till a chancs to avaid thea mistakes of �.' , in$"their.' caricern� that we colle�i
. other larger, sprawling cities.� ���,}: p.�, ;. �: ' infoirnadon bn�,�i+�a� �s�k,�ioyv�;afiou
� Tha Met Couiicii s mast recent'study",�� x:' future so: that_ weu can d�bate .ii"ov�
n
°of the Twin Cities, nnetropblitan area's; t�,. , Want it to be,",say!s Cpit Jahnsirn;�i
past and. expect�d� future+growth,pat- .• � of the Met Council� ;`The.legislator
, fcrns has forced �. �hose wtio �re st�ap- .; r; saying, `vs!c;c�an't .w�nit; tq end �p' 1i
' , ��g the #�egion �o take _ � �iard look at . ; �. (Chicago� or �,Lo�;�ngeles) evep �
. what needs ta�change:�;. {;�:s� '�� � s%;�,�y• 'smaller.:scalgi�;But�we�can't mak�
g The tnetro are�,i�;exp�etc��o�'�ow 'zight �deaisian"s;,wi#liout;.the°„info�
F..'a ,, t1Oi1."� 't;. ,. } ..u.r'�• .pt, �,`J�
�ty 650,400 ,people,by�j2U20sa�� `;that» � •p,�.� r•,i�� � �tp::�^��:4 � .;�`� > ,;�;;� . ,:
; numbe'rYis a' cariservat�ye `' one''���'his � y� s:• The�` Cou�#cil�?��presef�te�`d;�',a ���g'r't
n t � � , +• ;..{'�, :�:. .. �;. , � �
growtht�includ�����0,0'0{l}�io�..�'3�1�glds ;°; opcions;�egor� t�a:tlxe�I.egislatuce iu.
�nd•v380,0UQ:;jqbs:� t�is'a..2$��]�r�ent �,�;uary. The ieport'FevieWs�']���i''C
, i .. •�$4• t�f�,.:*i[:,"..4 e-. ,..i . � fia .T!`•., t
%ncreasa:='�,aritf. exceeds -tlie�e ian'�'��' _growth aver:the' as�x2S yeais;azxd"i
`. "' � � ��� ` cas#s the �nexr2S�'�",�.�`�'�" �`�; ;a . .�
: expa�ision„ d'uting :°'theh��iast��5;<y a'rs��;�; �� .� � , �;�;: � � "�• �:
_ hen.' it grew by 57�,000;'i��;�.�;�s��:.w .; .„„' ,The report �lso'piC`sents'three gri
.� � These numbers motivated state leg- ;�`optiari`s �arAih� ,ft�.ture.,,When the G
, islators.last yeai� to'direct the Met Coun- '`� cil° adopts ��'��rktc°ular optiori� this s
� cil to speed up its� r�gional growtt� pat- , mer — mare=likely a,k�ybrid;v�isio
� iern stud�►_and produce tho,,repoi� in �uc�;,;. the three: =�, it will�deter�nine;wh�
n, ` � ' " :�a :s t�i' 'd air.�!!' rty'•-" �,'_+..�
ij10II�IS hII1C.:t� . r �` ; �;�..�,i�;,� , . ,� �;t, �r: • �• �llfll �w. µ .1.i
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, �,:5. �'�f�,tia.*ai�%'�.wa'f��-.'�t;.�,'+'�t'�: S':� i�:+r....� tE .t�.`'�i;:rt"�: . . i. « e.'.�.
s.. ��'?tt�arL:,.�,. . rt f!";`� �. dY`4:+..s..
iecl..' .. _ ......... ..... ........... .�..,.., ....
Ti�e f'innl nc��ic�,� c�6 downtown St.
aul was ha:;c�l un a numl7cr ul' fac;tors,
�; ;� � k„ ���1i ��• •`E' :?' ',� , �r �. ' PHOTO BY 6TEVE WEWERKA •
�r�, �"�r F ns.{� A�;,: : ��'�1� : .• + ,. . ` , � . . .
C.ottage Grave are three people heavily,
�r�ient deba#e. From left to rlght are Lee,
k packer.. • - '
'ar?� �q',i ,�t . :�,�, t . � , . ; ' *. '
�Fq��x , ih��.�'a�� M � � �.w^�: G. + $. ��f � �:i .;t= i� '{
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�1�:h�'t•:iF�i�'.'f� 4.`.; h�:ti „�x�i.: :%., ' $'`":'���
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rJIrI�(� ��%�p ,i: � 'i Yr•�.i,,,.��R.y,�'y
'a?��Li'f+V�,:'�. ' „,`' a'�'t�('`ia,3�,r i
I�G�1�'s.. f� yF `.i;S` , .vii"'>�: �tz.
t...4..7�; ^' �,�.��t+:`' �i .M1r„. r�•, sr,,r?•`,:,:
�.'IY.��� �l��i1�4iF�i ���.f��.�•.�y���'.'��✓UlL. T011llJ�i.Yn+.
s� x t.i � k ir i � , .,'Y^� > C�iY
, ;Y"°' � "�" � "'' ' Metrolbolitait .iG'ouncil
� • � ,
,'�:§'>.x���"s'�it�;�'=• ' • , a°.s�•,'^x�-w:at��';a,�r.,
'tt ; :� . �" .� � , . ' f.�•,
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t �
n;.v:.itqsy „ .:' Ss _. .._:.'t".:i;axd:pit,t�'�'SCtisS�;��x
....... ......._.., .,.. . _ ... _... ,,. . . ..
rents are $! 1 to $14 per sqi�<tl•e Cuc�t. �,�
C���� lc�Ok� to .
-��d���l���-�
:
�t��� Far�� �te
FIRM HAS SIGNED
L�TTER OF INTENT
l�y l.ix Wirli'
uvcral hca�yuartcrs I�ucililics urc on
the market, One c�l' the most high-
pr<>1ilc: tiitcti is St,�te I�.u�iti`s rc�;i����tsl ��f'licc;
�t the ct�rncr �l' Higl�way 3fi arnl :in�lling
Avenuc in Rc}seville. A Ic�c�i) clevcEo�7cr has
s<�mcihing up its slccvc 1i�r th;ii primc sitc,
a�n�l plans coulcl cnlail �cnwlitilring thc
Ct;I1l�SCX.
Minnetonk�i-based Opus Northwcst h�i;�
a Icttcr cyC inlcnl lo ptn�chusc Ihc two-build-
ing complex. Although i�o c>!'f'cring pricc
has becn disclosed, 4he asking price is $11
million ar about $54 per square foot.
Opus' plans, atthough preliminary,
would be to tear down one or both State
HEADQUAHTERS
to page )U
»
�
Nagc li Minne.mta Ren[ ErmteJournn! M:in h 4, I!I!�G
REPORTS
MUSA
from page 1
allows devclopment to flaurish within thc
sevcn-county region and how far it
expands the Metropolitan Urban Service
Arca (MUSA) boundnry.
Sincc land wilhin lhc MUSA is provid-
cd with aJcquatc scwer and roadway
capacily for development, the Met Coun-
cil uses it as a tool to guide growth. The
Council has planncd thc MUSA out tu thc
ycar 2W0. The rcccnt sWdy and subse-
quent discussion will help the Council
plan Cor up ro 2020 and possibly even fur-
ther.
Of the Met CounciPs three growth sce-
narios, the current trend or "spread devel-
opmcnt" oplion would mean business as
usual with an aJditional ring of suburbs
developing around the region. Thc con-
centratcd devclopment option would
restrict growth to existing urban areas,
cncouraging highcr dcnsitics and rein-
vcslmcnt in thc inncrvcorc cilies and
existing suburbs.
Finally, the growth centers or "chan-
ncicd dcvclopment" option identifics
aroas in thc rcgion whcrc growlh is
cxpccted and encouragcs tnixcJ-use,
community-orientcd developmcnt. The
idca is that these growth centers would
prc>viJc nol only hnusing and relail scr-
viccs, bul ,jubs :md �ranspor�a�ion Iiubs,
rcquiring Icss dcpcndcncc on automo-
bilcs.
"f3u1 cvcn Ihcsc thrcc options arc only
mc:ml to ignitc lhc convcrs.uion;' John-
`�eo�ile should be able to�iursue the Zifestyle they
ze�ant to pursue. Lozv-income people should be able to
live in the suburbs if they ze�ant to. And if peo�ile ze�ith
more money zvant to lir�e in doze�ntozvn Minneapolzs or
out on fir�e acres in Wasliington County, they should be
able to."
-Kevin Prazell
city administralor
, Collage Croue
son says.
Thc Mct Council is gcaring up for .�
major outrcach efforl to clicit responscs
from not only legislators, but all munici-
palities, counties, interest groups and
neighborhood organizations. It will use
this information to hclp form a workablc
growth plan to adopt into its Rcgional
Blucprint — a map with forecasts and
policics.
In addilian, Ihc Council will prcxcnt
lhc linal plan lo Ihc I�)97 I.cgislaturc and
ask I'or Icgislativc tools lo hclp cnl'orcc
policies and carry out thc Blucprinl.
Cilics on thc ed�c
As lhc Mcl Council workx an Jcvdop-
FORECLOSURE SALE
March 22, 1996 at 10:00 a.m.
LEXINGTON PLAZA SHOPPING CENTER
will be sold at a foreclosure sale to be conducted by
the Ramsey County Sheriff pursuant to a Judgment
rendered on behalf of the Mortgagee.
LEXINGTON PLAZA SHOPPING CENTER
a retail shopping center consisting of approximately
92,351 rentable square feet located at:
1682 - 1754 North Lexington Avenue
1080 - 85 Dionne Street
Roseville, Minnesota
Before the sale, interested bidders who have
questions should call:
Valdis A. Silins, Esq.
Attorney for the Mortgagee
(612) 344-1600
This is not a legal notice of foreclosure sale. The Sheriffs
Notice of Foreclosure Sale was published in the St. Paul Legal
Ledger on February 6, 13, 20, 2T and March 5 and 12, 1996.
ing a regional growth plan, citics on the
cJgc of thc scvcn-counry arca conlinuc to
push thc circic of devclopcd IanJ out-
ward. Thc most reccnt cxamplc of a
MUSA cxpansion is in Couagc Grovc,
where the Council granted a MUSA
cxlcnsion in the city's Wcst Dr:nv ncigh-
borhood for morc housing devclopmcnt.
However, in exchange for the expansion,
city officials agrced to makc neccssary
improvcmcnls :md conlrol dcvclopmcnl
wilhin Collagc Gruvc su as nuI iu ovcr-
lax ils cxisting scwcr and roadw:ry cap:ic-
i�ics.
That compromisc is thc fint of ils kinJ
:mJ �nrh:ipx a prcvicw of a morc gu-slnw
•utitudc I'rom thc Council in thc I'uturc.
Kcvin Fr.izcll, ciry administrator for Co�-
tagc Grovc, says thc agrccmcnl iti altio
c��iJcncc ol' how thc Council is �rying io
Ibslcr a partncrship wiih local unils ol'
governmcnt rathcr lhan acting only .is an
ovcrscer.
Frazcll says that of thc threc options
prescntcd by Ihc Council. Ihc gro�clh rcn-
tcrs sccnario makcs �lic mo�l xcnsc. I Ic
says thc wnccntratcJ oplion, which
would frcczc thc MUSA whcrc it is anJ
push liir highcr dcnsilics H�ithin thr mctrn
arca. woidJ r.�usc cvcn morc Irapfrug
dcvclopmcnt ovcr Ihc MUSA linc than is
sccn t<xlay.
Expanding urbanizalion is finc, I�raull
sayx. as lung as trans�x�rtation is accounl-
cd for, which is why hc favors :m option
that links jobs and scrviccs to housing
devcbpmenL In addition, it is importanl
to prescrvc farmland outsidc thc MUSA
and reinvesl in thc corc citics, Prazcll
says.
•`Pcoplc should bc ablc to pursuc Ihc
lifestyle thcy want to pursuc. Lu�e-
incomc pcoplc should bc ablc lo livc in
thc suburbs il' Ihcy w:mt io. AnJ if pco-
plc with morc moncy w:mt to livc in
downtown Minncapolis or out on fivc
acres in Washington County, Ihcy shrniW
ix .��i� ��,: �
Sobcrin� conscqucnces
I3ul yuu can'1 havc il holh N•ayx, says
Lcc Running uf lhc LanJ Slcw:irJship
Prnjccl II.SP) :�nJ I(HNl �ricndx al' Min-
ncsc�l:i. I.til' promolcs suslainablc I'arnr
ing and I'armland proscrv:uion. IIHNI
�ricnds dc:ds with growth man:�gcmcnl
ixsucs anJ promolcs rcgiunol and
statcwidc land-usc planning.
Ronning and thc organizaiions shc
works for arc concemcd alwut Ihc sprcad
ol' Ihc Twin Cilics mctro aro,i. As shc
points oul, lhc rcgion is thc third Icast
densely populated — menning most
sprawling—of lhc 25 largcst mclropoli-
lan rcgiuns in tl�c Unilcd Sla�c�, with
Phoenix :rod Houston still ahcaJ. Mcan-
while, thc 20-county corridor from
Rochcstcr to SL Cloud is lhc faslcst-
growing metropolitan region from thc
norlhcrn plains lo Ihc caslcrn scahoarJ,
Ronning says.
Ronning says builJing more sewcrs
and roadways out farthcr whcn thcrc is
already cnough cxisling infraxtructurc
scvcrcly cosls laxpaycrx linancially, cm•i-
ronmcntally and SOCI:III)'. SI1C ti8yti thc
kind of dcvclopmcnt occurring in lhc out-
lying .uhurhs dcstroyx :i scn.c of rom-
muniry in f.rvor ol' slrip malls :mJ
strcetscapcs gearcJ toward the automa-
bile. Environmcntal impacts includc
timundw:dcr polluli�m hy on-silr scp�ic
systcros, loxs ol' valuablc 1'arniland and
top soil, air pollution, dcslruction ol'
wildlifc habital and morc.
As far as thc growth sccnarios. Ron-
ning says nonc of thcm mcan much with-
out strong land-usc policics in placc and
a Met Council with morc powcr to
cnforcc lhosc �licics. I lnwcvcr, LSP anJ
I WO FricnJs of Minncsota favor thc con-
ccntratcJ oplion as long as it is accomp:�-
nicd by potcnt rural-land policics. Ron-
ning points out thal thc currcnt A1rt
Council rural policics arc uuly oplional.
"1 �ter�er they do
zvith the MUSA doesn't
matter io me at all if ze�e
don't har�e a good strong
land-use�Oliey Oui Itere
(in rural areas). An�l
clearly, zve don't. So, zve
can't just focus on one
clting:.. T7�e MUS�1 is �aoc
the problem and it's not
the soluiion."
-[.cc ltonn;ng
direr[nr
I,mrd Sfe:oard.slrif� l'rojecl
,.Nhalcvcr thcy du ���ilh thc h1USA
doesn't mattcr lc� mc al all il' a�c don't
havc a guod, strung IanJ-usr policp oul
hcrc (in rural arcas�. And. clr:uly. �cc
don'L So. wc c:�n'1 jusl furus on onc
Ihing... Thc MUSA is nol Ihr prublcro
:111� 11�5 11111 IIIL` tiO1111iU0.••
Jusl ;is imporlanl. �ayx Running. arc
st:rtcwidc Euidrlincs for L•md uu hcrausc
so m:iny cuunlics rireling Ihr sr�•rn-
caunty rc�ion ond Ihroughnut hlinnr.ut:i
nrc not Juing adcqua�r I:mJ-u.r planning.
Land-usc policics arc �vr.�k
Rick Parkcr. �1r1 ('uunril mrnilxr anJ
projccl nt:uiagar :il Arcon I)rvclupmcnt.
Edina, �igrccx with Rnnning ih:il �rilhuul
slrong dcvclupmcnl pulicics, thc A1USA
hounJ:iry rmnot runtrol spr:����1. I':ickcr
says Ihat Ihc Council'� currcm rur:�l �H�li-
cics arc nut w•orking.
••Thcy'rc not stringcnl cnuugh. You
look all arounJ ihc T«�in Citics anJ you
scc all ol' Ihcsc 2.5-arrc IoI Jcvcluptncni�.
You can tcll Ih:u �vc Jun'� h;rvc policics
rnrNiniud wi pngr 9
' �� March A. I!)!1(i Minnrtoln Nm! F.'r!nle,/aimrn[ p;��;i� !1
tontinued from fingt 6
in placc Ih:d prescrvc IanJ fnr fulurc
developmenl. So lhc MUSA�mcans noth-
ing ta me. It's the palicies in closer to the
core and the poticies that yov have fur-
Ihcr oul lhal prescrvc oplions for thc
I'uture."
Packer says that although noae of the
options nrc pertcct, hc Oiinks ihc gr<�wth
r:cntcrs is Ihc muxl rcalititic.
••ECs not re<distic tc} say !et's j��st con-
tinve busincss as usual, which is sprcad
development... Thc concentrated ane is
nn the Mhcr cnd of Ihc xpcctrum, whcrc
yau're trying ta fcrrcc everything in. And
t think that bad t(iings are going to be cre-
ateJ as 7 result of that, lhat would out-
wcigh thc gocxl: '
Packer says he beI'seves farmlands
should be preserved in areas such as
southcastcrn Dakota County or parts of
Wright Cottnty. 8nt as for a farmer with
40 acres in Niaple Grove, "That's aat a
viable cammercial agricullural site," he
says.
Creating statewide land-use guidelines
is a good idea, Packcr says, adciing that
he also thinks the MUSA should be
planned out much further, perhaps to
z���.
Letting lhe market leud lhe way
While many say the growth centers
optian is the ane mast likely to be adopt-
ed by thc Mct Council, devcloper Dan
Ilcrbs� ol' PcnqNim Land Cu.. I;dcn
1'rairic, says thc cunccpt wuuld fa'tl ati it
has in the �ast.
Flcrbst says projects simitar in pfiilos-
ophy faiilcJ all ovcr thc country during
tl�c t97()s, and that thc canecpl is not
worki»g weil iii Aortlanc3, C}re. tocJsiy.
"It's a grcat thcory" hc says.'9t works
in Swiu•.erland and France... but I think
there's _just an r�vcra�ll resistance ta tha�t
kind oi�dcu�ity hnrc:'
Lctting �hc currcnt trcnd conlinoc,
allowing thc markctplacc to shapc thc
regina, is tt�c c>pti�rn Hcrbst favnrs.
••Bccauxc nu m:dtar how hard you Iry to
Icll pco�lc whcro to work unJ whcrc to
live, tl�cy`rc going tn scek their oevn tevcl
ns Ihc markc� ahrays din:s. Wtiich i� wtxit
it's drnn�, u���v.'I'hc nmrkct iti sccking ilx
Icvcl hy ��uin�: uut uf Ihc scvcmruunlp
a�'c:� t<r fi�itl IErc li!'cstylc tl�ay w;urt a�»d Atic
nl(vrd.�hilily thcy �vanl...
I lcrhtil, tvhu is ;iltu chtiir of a pnlilic
pulicy cuum�iucc lire tl�c ISuildct:e n;�xo-
ci.�ti�an oI' (hc Ttvin Ci(ies {I;tYT'C), s:�ys
imc w�ry lu cnsurc Icxti spr�iwl woulcl hc
lo pruviJt� cnuugh IanJ wilhin ihc MUSA
lu suptrly Ihc carrenl dcm.utd. llc x:�ys
Ihai thc Me� Conticil is mislakcn it� tliink-
ing thcrc is morc cicvclupahlc lan<I Ihan
aclually cxisls within Ihc MUSA. "And
thcrc(arc, l.u�cl E}rices :�rc �o iatenscly
liigfi inxidc 1(ic MttSA ih:d pcoplc :�rc
npting ki gu f:irthcr oul lii gct land." hc
,R�y�.
'i'he ncxt crilical thing is what da yon
da with thc land bctwccn the cnd o�
MUSA :md whcrc pcc�plc :�rc crpling lo
gu'?" I Icrli�,1 tiays. "I!' yutt'vc g+al scvcn
counties th��i you'rc crntY gaing to Iitcus
on, :mJ you limit thc use up to hcrc, what
shoulJ you dn wilb Ihc rctuaining land
tl�at clsx�sn't h:�vc MUSA'P'
7'hc f3AfC is conducting a study to
Jctcrminc thc amount of availablc, dcvcl-
npablc land in thc MUSA. The BATC's
study, which the crrgani��tion hopes ta
prescnt tn thc statc Legislaturc ncxt scs-
sion, is also looking at how the MUSA
has affectcd lancl casts and how city ordi-
nances have affected honsing casts,
Hcrbst suys lhc rcport will also commu-
nicatc thc BATC's bclicf in strong rural
policy ancl kcc�ing thc core cities vital.
Start thinkin�; big
In any c:isc, Mcl Council Mcmhcr
titcvc Wcllinglnn, whu ix alxo prexidcnl
of St. Faui-based Weliingtan Manage-
mcat Inc„ s�ys pcople need io begin
Ihinking ul' Ihc'I`win Citics as a hig city.
"We're going to be the size of Atlanta
io 24 years and Attanta is a great big
urban area," Wcllinglon says, "Wcll, let's
nol look likc Allanla. Lcl's do a hcucr
�Qb „
For Wclliogton, doing a better job
mcans rainvesting in thc inncr-corc citics
lo kccp Ihcm vilal ;md cnsuring cl'licicnl
Jevelopmcnt artaur�d tlicm.
Alihough he personally prefers tBe
conccntrated growth optinn, Wellington
says hc wil! prc7hahly rccrniuucn�) thc
growih centers aptian because it is the
one moct Tikcly to he acecpted. if it ic
choscn, hc s:iys hr will racommcnd crc-
ating incentives far high-density devcl-
opment within the grawth centers.
Minncsotans, Wcllington says, nced to
rcaliic lh:U higlicr-dcnsily living hax
many aJvantages, includittg sensc o(
community, saFety �nd economic @enefts
for cvcrynnc.
Wrllinglun s;rys hc Ihink:: dcnsily will
soon bcecatnc .t kcy icsue Car both tlre
inncr-carc cities and ihc suburbs, Nc
points out that the Mct Cauncil's 2Q-ycar
capilal buclgc4 ll�r thc cxisting sc�vcr sys-
In the las� 9a
tem is $l.7 bitlion and that maintaining
and imprminF exisiing ro�dways is
cxlrcmcly cxpcnsivc. "I fcrl tvc :ur
roaching our limits in tcrnts ol' inl'raslruc-
ture," hc s��ys.
"i think wc cou1J indccd push dcnsiry
a lot murc and nr:ikr oursclvcs murr cl'li-
cient;' 1Vcliizigton says, ••13ut it's I:tir tc�
say that this singlc-icvel subi�rbaniiaition
is an appmach Ihat :� i�i �,r ���,��� rt;�.
AnJ I don'1 knuw twhrlhrr ���c're �uing tu
havc (hr Ibresight tc� li�r�it (lr:tt spr:tn•1.
qncc you scl samct0ing in motion, it'x
hard lo gct pcoplc to ch�mgc thcir val-
ucs: ' /,,
days we have
leted financings in excess of
�,:1 �11 !!1
.�1�ctrtrrrr�lrt 1'rrJr�ct;s (v)
.$'22,.11XJ,(XX)
' 'ctrirt�l'rc jc�et � (�)
.�21,125,1J1X)
Ill[�llSiCl[]i�l"OJ4'ClS ���
.�zl,.tzs,cxxa
off ice 2'rojects (GJ
$15,634,000
�Iiscelfa��cous
�1,t4IX1,OK�Q
330 Second Ave. S. Suitc ROq Minneapolis, MN SSdUI
(612) 341-4444 .
Mnrtg;igc Luan C�ttrespcmticnts for Lcading Lilc Insur;mcc C'ompanirr. 1Vall Slrccl and (iovcrnmm�t Agrnricx
�
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February 19, 1996
Northern Daka#a County Customers
Counf by City
inver Grove Heights 5,267
Mendota Heights 2,367
Mendota 40
Sunfish Lake 81
West Saint Paul 4,497
Sauih Saint Paul 4,648
Lilydale 266
• Page 2
Continental Cablevisaon 214 East 4'" Street
St. Paul, MN 55101
February 19, 1996
Mayor Charles Mertensotto
City of Mendota Heights
2371 Rogers Avenue
Mendota Heights, MN 55118
Dear Chuck:
I'm glad we were able to spend some time talking about the possible rebuild of our
Notthem Dakota Couniy cable system last week. I think it's a win/win/win situation
for the seven cities, for your constituents (our customers) and for Continental.
Attached is a list of the seven cities and the number of customers in each.
Please feel free to call if you have any additional questions about the proposal.
Sincerely,
��
ran Zeuli
General ager
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LUMINAIRE � SF
________________________
CAD SYMBOL SRDI.SYM
CAD SYMBOL SIZE 1
FILENAME � C \AGI\LSI.IES\LSI00020,IES
LUMENS = 107800
LLF = 1
SPIN = 0
LSI LIGHTING SYSTEMS
CATALOG NUMBER CTL-3-1000-MH-F
REPORT NUMBER: ITL32844
TILT=NONE
LAMPS = 1 LUMENS/LAMP = 107800 PHOT�METRIC TYPE = 1 WATTS = 1100
LUMINOUS DIMENSIONS CFEET> WIDTH = 0 LENGTH = 0 HEIGHT = 0
FACT�RS MULTIPLIER = 10 BALLAST = 1 BALLAST-LAMP = 1
NUMBER ❑F VERTICAL ANGLES = 30 0 T❑ 180 DEGREES �
NUMBER ❑F HORIZONTAL ANGLES = 22 0 TO 180 DEGREES
LUMINAIRE ; FT
----------------------
CAD SYMBOL SRDI.SYM
CAD SYMBOL SIZE 1
FILENAME � C,\AGI\LSI.IES\LSI00022.IES
LUMENS = 107800
LLF = 1
SPIN = 0
LSI LIGHTING SYSTEMS
CATALOG NUMBER: CTL-FT-1000-MH-F
REP�RT NUMBER ITL32753
TILT=NONE
LAMPS = 1 LUMENS/LAMP = 107800 PHOT�METRIC TYPE = 1 WATTS = 1100
LUMINOUS DIMENSIONS (FEET) WIDTH = 2 LENGTH = 2 HEIGHT = 0
FACT�RS MULTIPLIER = 1 BALLAST = 1 BALLAST-LAMP = 1
NUMBER OF VERTICAL ANGLES = 30 0 TO 180 DEGREES
NUMBER ❑F HORIZ�NTAL ANGLES = 21 0 TO 180 DEGREES
LUMINAIRE___RIC__ _
CAD SYMB�L 1X4,SYM
CAD SYMBOL SIZE 1
FILENAME � C \AGI\LSI.IES\LSI00234.IES
LUMENS = 40000
LLF = 7
SPIN = 0
LSI LIGHTING SYSTEMS
CATALOG NUMBER: RIC-S-400-SMH-DL
REPORT NUMBER: RIC-41
TILT=NONE
LAMPS = 1 LUMENS/LAMP = 40000 PHOTOMETRIC TYPE = 1 WATTS = 452
LUMINOUS DIMENSIONS CFEET) +WIDTH = 0 LENGTH = 0 HEIGHT = 0
FACT�RS � MULTIPLIER = 5.77 BALLAST = 7 BALLAST-LAMP = 1
NUMBER OF VERTICAL ANGLES = 37 0 TO 180 DEGREES
NUMBER OF HORIZ�NTAL ANGLES = 37 0 TO 180 DEGREES
LUMINAIRE LOCATION SUMMARY
--------------------------
COORDINATES IN FEET
LUMINAIRE AIMING COORDINATES
N0. LABEL X-CO�RD Y-CO�RD Z-COORD ORIENT TILT X Y Z
1 RIC 256.75 272,5 14 90 0 256.75 �72.5 0
2 RIC 256.75 284,25 14 270 0 z56.75 284.Z5 0
3 RIC 256.75 296.25 14 270 0 256.75 296.25 0
4 RIC 256.75 307.75 14 270 0 256 75 307.75 0
5 RIC 268 J 5 272.5 14 90 0 z68,75 272.5 0
6 RIC 268.75 284.25 14 270 0 268 75 284,25 0
7 RIC 268,75 296,25 14 270 0 268,75 296 25 0
8 RIC 268.75 307,75 14 270 0 268.75 307.75 0
9 RIC 300.25 272.5 14 90 0 300.25 272,5 0
10 RIC 300.25 284.25 14 270 0 300.25 284.25 0
11 RIC 300.25 296.25 14 270 0 300.25 296,25 0
12 RIC 300.25 307.75 14 270 0 300.25 307,75 0
13 RIC 288.25 272.5 14 90 0 288.25 272 5 0
14 RIC 288.25 284.25 14 270 0 288.25 284.25 0
15 RIC 288.25 296,25 14 270 0 28B,25 296,25 0
16 RIC 288.25 307.75 14 270 0 288,25 307.75 0
17 RIC 321.25 272.5 14 90 0 321,25 272.5 0
18 RIC 321,25 284,25 14 270 0 321,25 284.25 0
19 RIC 321 25 296.25 14 270 0 321.25 296.25 0
20 RIC 321.25 307.75 14 270 0 321.z5 307.75 0
21 RIC 333.25 272,5 14 90 0 333 25 272.5 0
22 RIC 333.z5 284.25 14 z70 0 333 25 284.25 0
2� k':� 333.25 29b.25 l4 270 0 333,25 295.25 C
24 RIC 333.25 307.75 14 270 0 333,25 307.75 0
25 SF 271.5 438.75 20 346 0 271 5 438.75 0
26 SF 311.75 371 20 270 0 311.75 371 0
27 SF 398.25 384.75 20 270 0 398.25 384.75 0
28 SF 473.25 336.25 20 239 0 473.25 336.25 0
29 SF 420 215 75 20 64 0 420 215.75 0
30 FT 288.75 126.25 20 90 0 288.75 126.25 0
31 FT 210 164.75 20 0 0 210 164.75 0
32 FT 215.25 224.25 20 0 0 215.25 224.25 0
33 FT 415.75 295.25 20 147 0 415 75 295.25 0
34 F"T 395,5 161,75 20 166 0 395,5 161.75 0
SF TOTAL NUMBER OF LOCATIONS = 5
FT: T�TAL NUMBER OF LOCATIONS = 5
RIC. T�TAL NUMBER ❑F LOCATI�NS = 24
AVERAGE TILTE➢ LAMP CORRECTI�N FACTOR APPLIED = 1
PLANE LOT
------------------
POINT SPACING LEFT-T�-RIGHT = 10 ft
POINT SPACING TOP-T�-B�TTOM = 10 ft
L�WER LEFTHAND C�RNER ❑F PLANE:
X= 212.25 Y= 123.75 Z= 0
UPPER RIGHTHAND CORNER OF PLANE
X= 519.5 Y= 466.75 Z= 0
LIGHT METER IS NORMAL TO PLANE
AVERAGE fc = 11.69
MAXIMUM fc = 148
MINIMUM fc = ,O1
AVERAGE/MINIMUM = 1169
MAXIMUM/MINIMUM = 14800
TOTAL NUMBER ❑F POINTS = 1085
SITE LIGHTING PLOT PLAN
MENDOTA HTS. RD. AND HWY, #55
MENDOTA HEIGI-�fS, MINNESOTA
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MAGHINERY W11EEL5 PRIOR TO EXITIN6
THE 5112. ANY 501L 1RAGKED OFF T11E
SI1E SNALL BE GLEANED FROMIPTLY.
GURB INLET FRAME d GRATE
TOP GASTING- SEE PLAN
MIN. � GONG. ADJJSTIN6 RINGS
• O O, III
MANHOLE GOVER TO BE 48" DIA. r
GRETEX TYPE 2(OR APPROVED EQUAU . 24 .
NV 24" REGTANGULAR OPENING
I�I��I II , ... 40„
GONGRETE GATGH BA51N MANHOLE • .
d BASE TO BE GRETEX TYPE 433-8 •�
(OR APPROVED EQUAL) INV.- 5EE PLAN �
. 6Rpi'i '�- �
12" RGP � 6ROUT FLOW LINE .:
. . ,%a
NOTE: PIPE GUT OUT LOGATION � •�� �' • �, '• � • r',. ! o
WHERE REQUIRED ry q d °� �o,• � °^ .de,
3/4" MINUS GRUSHED ROGK � � °
BASE MATERIAL I I I I I I
UNDISIURBED SU�GRADE ---��
4 GATGH BA51N D�TAIL
�... _. .... ._. ............... .....,... .........._...... ._..............
GL� ; NOT TO SGALE
NOTES
- Boundary and topographlc from aurvey prepared by SUNDE LANDSURVEYING,ING.
EDWARD H. SUNDE, R.L.S., datad 10/9/95, ravisad 10/II/95.
- Gontractor sholl coordinate grading and Installation of drivas in tha right of
way with appropnate governmanta� agenuee. obtain permita to grade and
Install storm sewer In all rights of way.
- Gontractor shall verify exieting b proposed elavatlons to enaure conformance
wlth grading plan, partic�larly wlth walks and/or pavements to remaln.
Meet exleting gradas along etreets, property Ilnee and drNeway entrances.
Restore all pavaments that remain to their orlginai iP not bettar condltion.
NOtlfy owner of any confllcte.
- All elevations ehown within the drive areas will be top of pavemant.
Top of curbs ehall bs 6" above drive grades �nlase notad dlffarently on plan.
- BENGHMARKS:
1. Top of hydrant 300 feeti W. oP Mendota Heighte Rd. on N.side oP Northland Dr.
ELEVATION = 891.IB FEET
2. ToP of hydrant 800 feett y�l. of Mandota Heights Rd. on tha N, eide of Northland Dr.
ELEVArION = 895.9"I FEET
If Gontractor chooeas to relocate benchmark, notiFy othero at eita of new location,
benchmark daecrlptlon and elevatlon.
- SUPERAM�RIGA FINISHED FLOOR ELEVATION = 891.0
D�,�INA�C�E S�i�U�TURE SGH�DU1��
TOQ iNv.
GATGH BASIN �I 888.� 880.5
GATGH BA51N �2 884."f 881.02
GATGH BASIN �3 88�.1 88138
GATGH BASIN �4 889.4 881.16
GATGH BASIN �5 889.5 881.14
GATGH BA51N �b 889.4 8842
GATGH BASIN #'1 888.5 884.55
PUMP 15L�4ND �GH�DUL�
ISLAND TOP ISLAND TOP OF GANOPY FOOTING DIMENSION A(btm, cqnOpy-bFm. bax plate)
»I B'�0.�9 BBH.'1'I Ib-O"
M� 890.54 86�121 IS-6"
•9 B90.66 800.�1 15-b'
•4 990.'I8 - -
•5 091.02 089.Tf IS'-O"
•6 890.23 BBB.'f� 16 -0"
•'1 890.54 009.�'i 16b"
Note: Bottom oP Ganopy Elevation � 904.9
Garwpy columne may vary. Ganopy deelgn to mqlntqln DIMEN510N A between
low polnt of canopy roof eyetem (904.9) t battom of canopy baee plato.
KEY
--�' � EXISTING GONTOUR T/F TOP OF FDUNDATION
��� EXISTINb SPOT ELEVATION H.P. HIGN POINT
- 60- PROPOSED ONE FOOT GONTOUR \ GREST AND VALLEY LINES
->55- PROPOSED HALF FOOT GONTOUR �- DiREGTION OF SURFAGE DRAINAGE
•»n PROPOSED SPOT ELEVATION OO PROPOSED MANHOLE
T/G TOP OF GURB Op PROPOSED GATGH BASIN
T/I TOP OF ISLAND �fPROPOSED STORM SEWER
. I � qC
`I
I "��,........an�L .".
i 5' PUMP ISLAND GRADIN6 DETAIL
_....._.. _ _ - _. ._ _ _
; G.�} ; SGALE - I"=20'-O"
������� CONTOUR PLOT PLAN
STIE R.AMIPK'i LAti)9('/\PE AI�iID(.'NRE Y
�„„ a.�,., ,,..... �o<<h .�,.a.�� ��a...o�. >>�., MENDOTA HTS. RD. AND HWY. i55
6 1�7�.�4 7 6.`v �'; i MENDOTA HEIGI-(T3, MINNESOTA
, .; .
�1_� ;.90.9
__ _ _ ;
�� 0 �0' �
4516
�.,� �.
8hest No.
C4
SUPERAMERIGA 6ROUP, ING. RETAINS
OWNERSHIP TO ANY AND ALL INFORMATION
GONTAINED HEREUPON THIS DRAWING AND
SUGH INFORMATION SHALL NOT BE
EXPRESSED, IMPLIED OR REPRODUGED IN
ANY MANNER, MEGHANIGALLY,
ELEGTRIGALLY OR OTHERINISE, IN VrHOLE
OR PART WITHOUT THE EXPRESSED
WRITTEN PERMISSION OF SUPERAMERIGA
GROUP, ING.
NORT}-f
SGALE� I" . 9p�
Barr_
Enqi'neerinq Company
- �� ---
�
�
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. '
� / 12" CIP W Ui
/ r
/ .��Dt17 I-----_ --
Minneapolis, Mn.
I hereby certify that this plan was
by me or under my diroct supervision
I om a duly registered Professionol
�nder the laws of the Stote of
Date
No.
12" CIP W _�
�
UTILITY PLAN NOTES:
5EE ELEGTRIGAL DRAWIN65 FOR WIRE 51ZE, LOADS d ADDITIONAL
GIRGUIT INFORMATION.
EXISTING BOUNDARY LOGATION, TOPO6RAPHIG, AND UTILITY INFORMATION SHOWN
ON THIS PLAN IS FROM A FIELD SURVEY BY AYRES ASSOGIATES, DATED 8/5/95.
THE LOGATION OF UTILITIES SHOWN ARE APPROXIMATE ONLY. OTHER UTILITIES MAY
MAY EXIST WHIGH HAVE NOT BEEN SHOWN. THE GONTRAGTOR SHALL GONTAGT
DI66ER'S HOTLINE � I-800-242-8511 FOR EXAGT LOGATIONS BEFORE BE6INNING
ANY GONSIUGTION.
ALL UTILITY iNURK SHALL BE PERFOftMED IN AGGORDANGE WITH T}iE GI7Y OF
MT. PLERSANTS' SPEGIFIGATIONS.
PROPOSED STORM SEWER SHOWN ON THIS PLAN PER SHEET G4.
PROPOSED ELEGTRIGAL GONDUIT FOR SITE LIGHTS SHOWN ON THIS PLAN PER DESIGN
SUPERAMERIGA. SEE ELEGTRIGAL DRAWIN65 FOR WIRE SIZE, LOADS d ADDITIONAL
GIRGUIT INFORMATION.
KEY NOTES:
I SPEAKER MOUNTED ON GANOPY GOLUMN. (b REQ'D).
2 MIGROPHONE AND PLU6 MOUNTED ON GANOPY GOLUMN. (10 REQ'D).
3 I" DIA. ELEGTRIGAL GONDUIT FOR 516NA6E AND AREA LIGHT W/6FI REGEPTAGLE
SUITABLE FOR U5E IN WET LOGATIONS.
4 ALL ELEGTRIGAL GONDUITS FROM BLD6. 70 DISPENSER ISLAND GOMPLEX TO BE RUN
IN A 51NGLE TRENGH TO A POINT 5'-O" BEYOND STOREFRONT.
5 FOR NUMBER AND SIZE OF GONDUIT IN TANK AREA SEE SPEGIFIGATIONS.
b GANOPY 516N.
'7 SUPERAMERIGA PYLON SIGN.
8 STANDARD GANOPY LIGHT FIXTURES.
9 VERTIGAL BURN, FORNIARD THROW AREA LI6HT.
10 CANDENSER UNITS CTl'P.).
II PAD MOUNTED ELEGTRIG TRANSFORMER LOGATION.
12 ELEGTRIG METER d ELEGTRIG SERVIGE.
13 GOORDINATE NEW W ELEGTRIGAL SERVIGE tNITH UTILITY GOMPANY.
14 TELEPHONE SERVIGE.
I5 GOORDINATE NEW UG TELEPHONE SERVIGE WITH UTILITY GOMPANY.
Ib 6A5 METER LOGATION.
Il GOORDINATE NEW U6 6A5 SERVIGE GONNEGTION AND GONSTRUGTION WITH UTILITY GOMPANY.
18 SANITARY 5EWER INVERT � BUILDIN6 = 880.6
19 CANNEGT TO EXISTING SANITARY SEWER SERVIGE - INV.= 8'f8.b.
FIELD VERIFY INVERT OF EXISTING SERVIGE.
20 NEV'l I-I/2" DIAMETER GOPPER WATER SERVIGE. MAINTAIN "1.5' GOVER,
21 CAORDINATE NEW WATER SERVIGE WITH UTILITY GOMPANY.
22 WATER METER LOGATION TO BE DETERMINDED BY THE GITY.
23 SANITARY ELBOW TO BE A 51NEEP STY�E.
24 6REASE TRP.P.
25 PROVIDE I" DIA. ELEGTRIGAL GONDUIT FOR VAGUUM AREA.
26 6" SANITARY GAR WASH SERVIGE.
2'I 4" SANITARY
28 U6 6A5 SERVIGE
29 UG ELEGTRIGAL SERVIGE
SuperAmerica Group, Inc. �� �"°^ �t° � °R�, �. a.� �,.
D D � D � Design and Construction -� r-oA �w �oi ��eo���� UTILITY PLOT PLAN N� 12/15/95
�� L� � ��� Q� 3499 Dabney Dr. �,.�, ,.�,.;�..a ,� ,r°�°V„„��'"�:��;:,.,"��.,,. ,,.,, MENDOTA HTS. RD. AND H1NY. i55 �' A• an.�rw.
�
Lexington, KY 40509 'e','� ';;a.'9;';; MENDOTA HEIGHTS, MINNESOTA ��—; �js C3
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SUPERAMERIGA GROUP, ING. RETAINS
OWNERSHIP TO ANY AND ALL INFORMATION
GONTAINED HEREUPON THIS DRAWING AND
SUGH INFORMATION SHALL NOT BE
EXPRE55ED, IMPLIED OR REPRODUGED IN
ANY MANNER, MEGHANIGALLY,
ELEGTRIGALLY OR OTHERINISE, IN WHOLE
OR PART WITHOUT THE EXPRESSED
WRITTEN PERMISSION OF SUPERAMERIGA
GROUP, ING.
------ �_
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� f?�P` N pg 5'24»E = 272.70
� UPERAMERICAo
_�
S
�� Z�.�q.'11„
CB R _ 778.50
SuperAmerica Group, Inc.
Design and Construction
3499 Dabney Dr.
Lexington, KY 40509
No. Revbbn
- 18�JE FOR flEVIEW
Dats � 8y
NOTES:
I. BASE SITE PLAN PREPARED FROM SURVEY PROVIDED BY
�'— ---� SUNDE LAND SURVEYIN6, ING. DATED 10/9/95, RE�/ISED 10/II/95.
2, NOT ALL KEYNOTES REPRESENT ELEMENTS
SHOWN ON T{i15 PLAN.
— ��
I
1 p= 29'14'01"
R = 232.56
L = 118.66
\
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� unleaded ,�0�' 9
plus �. 1 V 9
�
` � �PLUS -S7At16t�
OPEN SOON
NOT TO SGALE
ID SIGN
T510x IDx25
STEEL GOLUMN
AT I ON
KEYNOTES:
I 44'-O" x 80'-O" SINGLE STORY SUPERAMERIGA
STORE W/ GAR WASH
6R055 AREA = 3,500 SQ.FT.
RETAIL 5ALE5 AREA =
STORA6E AREA =
LOT 51ZE = 53,453 SQ.FT.
2 24'-O" x 36'-O" GAR VyASH
3 4'1'-O" x b4'-O" ISLAND GANOPY
4 GONSTRUGT (3) 4'-O" x 3�'-O" GONGRE7E 15LAND5
WITH GANOPY FOUNDATIONS BASED ON
3' x 3' x 5' DEEP REINFORGED PIERS.
5 GONSTRUGT 6" THIGK GONGRETE PAD.
6 GONSTRUGT 8" THIGK GONG PAD OVER TANK AREA.
'1 PARKING SPAGES
SPAGES PROVIDED:
(24) 9'-O" x 20'-O"
(I) II'-O" x 20"-O" AGGESSIBLE SPAGE
!^V 5'-O" x 20'-O" LOADING ZONE
8 INSTALL 6" THIGK GONGRETE APPROAGH.
q LANDSGAPE OR LAWN AREA
10 INSTALL ASPHALTIG GONGRETE.
II INSTALL 86-12 GURB s GUTTER.
12 TOKHEIM PREMIER �442 WITH DPT. DISPENSER.
SEE DETAIL I/PP2.
13 INSTALL PIPE 6UARD SLEEVE, (b REQ'D).
SEE DETAIL b/GAI.
14 INSTALL 148 SQ.FT. SUPERAMERIGA PYLON SIGN.
SEE DETAIL I/GI.
IS GONST. b" THIGK GONG. DUMPSTER PAD AND APRON
Ib INSTALL 8'-O" HI6H TREATED WOOD FENGE W/ GATES.
5EE DETAIL 3/G2.
I'f INSTALL 24" x 24" x 4" THIGK GONG. PAD FOR
AIR GOMf'RESSOR.
18 INSTALL DRI�/E-UP TELEPHONE.
19 INSTALL METAL HALIDE AREA LIGHT, POLE, AND
FOVNDATION. 5EE DETAIL 5/G2.
20 GONGRETE STOOP 1:12 MAXIMUM SLOPE
(SEE BLD6. PLANS).
21 GOFlSTRUGT 4" THIGK GONDENSER UNIT PAD.
22 GONSTRUGT 5' x 5' x b" THIGK TRAFISFORMER PAD.
23 INSTALL 3' HIGH TREATED WOOD FENGE
51M. TO DETAIL 3/G2.
24 INSTALL UNDERGROUND DOU$LE WALL FIBERGLA55
TANKS AT 3' BURIAL DEPT}i
TANK �I = 12,000 GAL. UNLEADED NJ
TANK �2 = 10,000 GAL. PLUS (+)
TANK #3 = 10,000 GAL. PREMIUM (P)
TANK �4 = 10,000 GAL. DIESEL (D)
25 INSTALL 2" DIA. VENTS WITH SUPPORTS.
5EE DETAIL 3/PP2.
26 INSTALL (4 ) 2" DIA. FIBER6LA55 DOUBLE WALL PRODUGT
SUPPLY LINES.
2'i INSTALL FIBERGLA55 VAPOR REGOVERY RETiJRN LINE.
28 INSTALL LOW POINT SYPHON IN VR LINE A5 REQ'D. SEE 2/PP2.
29 INSTALL 4" 6UA6E OPENIN6 WITH 3" DROP TUBE IN
MANHOLE (4 REQ'D).
30 INSTALL AUTOMATIG TANK 6UAGE SYSTEM (ATGS).
31 INSTALL EXTRP.GTOR, VAPOR REGOVERY AND VENT ASSEMBLY
(4 REQ'DJ.
32 INSTALL 4" FILL ASSEMBLY WITH APPROVED SPILL GONTAINMENT
MANHOLE (4 REQ'D).
33 INSTALL MANHOLE FOR FiYDROSTATIG MONITORIIJG RESERVOIR.
34 INSTALL I I/2 H.P. REMOTE PUMP (4 REQ'D). SEE DETAIL 3/PPI.
35 INSTALL ELEGTRONIG LINE LEAK DETEGTOR (ELLD) AT EAGH
REMOTE PUMP.
36 INSTALL SEGONDARY GONTAINMENT LINE OBSERVATION PORT.
SEE DETAIL 5/PPI.
37 PROVIDE "DISABILITY PARICING ONLY" SIGN. 5EE DETAIL 2/G2.
38 PROVIDE 5' MIN. WIDTH A.D.A. AGGE55ABLE STRIPED SPAGE � 2A5
MAXIMUM GRO55 SLOPE (SEE SHEET G4).
39 GONSTRUGT GATGH BA51N PER DETAIL SHEET G4.
40 "EXI7 ONLY" 516N. SEE DETAIL
41 GAR WASH DIREGTIONAL 51GN. 5EE DETAIL
42 GAR WASH GONTROL.
43 GAR WASH OVERHEAD GLEARANGE BAR
44 INSTALL TRENGH DRAIN.
45 INSTALL 4" THIGK GONGRETE PAD 1W SNOW MELT PIPE.
46 INSTALL VAGUUM.
������ � SITE PLOT PLAN
31E AN�Q1(' LAId78CJ1PE AI�IIflCIUI�Y
.�,., ,,..a.. N,,,s .�,.,.,� ���...o�. ��.., MENDOTA HTS. RD. AND HWY. i55
6 1j7�.�1 7 616V 7�7 ) MENDOTA HEIC�I-IT'S� MWNESOTA
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���(n 879.3 gg � 4 BB 1.4 1.9 � 2 24"879�.5 � � x���� � 886.1 � ��� � � � � � � � � � � � � �
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���yyy ONC�PAD �- za' e x 9�9
80.0 I �\� \\\ \ 8�3.0 982.9 I � / ��C�O \ 1 1 � I I B90.fi \ \ • 892.5\ \ ,I I I 7.� • 899. I I I I 9I O.I7 O I
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ALTA/ACSM LAND TITLE SURVEY FOR�
ASHLAND INC.
Hvo PROPERTY DESCRIPTION
193.4
+� 893A Lot I, Block 2, NORTHLAND PLAZA, according to the recorded plat thereof
- Dakota County, Minnesota.
NOTES
I.) Location and sizes of all underground utilities shown hereon
N are approximate only and are shown based on field iocation
of visible fixtures in combination with available data provided
by various sources.
2.j Contact GOPHER STATE ONE CALL at 454-0002 for precise
on site location of utilities prior to any excavation.
3.) This surveyor is not aware of any easements or other matters
of record or not of record affecting the above described property
other than as shown. Survey is subject to revision upon receipt
of a current attomey's title opinion or a Title Insurance Comm-
itment.
4.) ZONING: Industrial
`/\� 1 I ees. ° � 30 0 30 60
\�\ 7 8\ \ (�� 885.6 \ 1 � / x B 9.B�T'{� I ��' �� \ \ `�' I / I 4 I N O
\ e�e.a 1 �. z
\\ \ D ��� o.e� 1�az.a \� � eaz.eox' / I�sI . eds.z IG I I // I � \ \I , � I I � I I�se I II �� j SCALE IN FEET
I
\� �� • e� �� 2-�SE� � oN MON.Z-� �87E M.;,o d ��,.3� �� I � r. e9z.z � \� k I. es�.� � x 8983 � � I � �� ;�� m
\eea.2�S. $612 DRAI AG A D UT LITY EAS MENT � I' I I e.s ¢
\� \\ \��`;� \� \��O \ \FND. R/W PIN PP � PER NOf�THI�AND P,LAZA 1 I I I I I � a.e\I � I � a z.s I � I I I I I e� �� ;; T° \ ry �
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----
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M
\- 5829.58 / �
I � aao. 888.a e. --- " R= 232.56
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T
/ � �I �QN
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V � G�2oG 88�:\. ���9�� � \�. 8�9.0 3 W � � 886.0� I � \ \ �i � � / � ' / � � `� „ �9� � � � �a.a �N ae�5.z , � � - I I 8.66
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� � \ \ \ \ \ \ aox 880. O �, I I 8�8.1 � / / / / / _- _- • 89�.4 I 1 t1 888J N
� • e�6.z � ,� a° eox eso.s �
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��d' \ \ R.L.S. 861 I F` I I ' � / '�es.a I I,1 11 '9
3.OW-0.0 S F I ' Aox � ,,f. � N
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� � \�� .e�� �� 5.�4 � I I I � I 9�.6/ / '8a5°� � � .a98.� �� I ��� � � �
� s
r 88.4 83.5 � � / �
� \ \\ \ \ \ \\ SEL. �861�ON. e � I � I '-� H0 � � �/ � �i0 . aea.5 i 1 \ \\ \ �
wv
� 888.2
HVD
G• 8B 1. \ \ \ 1.3 \ I I I 93J M / `/ I . 897.6 \ '"_ ' -_ -_ �- / I O \ , � 7 BB8 4
z.i � � ��\ � I I I \ � I 1 /� I/ � ,��p as.z aea.s �
Z \ \ \\ \ \ \\ \ 1 \I I I 1 I 1 "8Y5.9 � \ X ' S1 � , H88.5 � S� iNV=882.8
t � �� � � �. � � � . �92.8 � � � � 897.6 897.2 y� � � � ��� S
I � \ � e��s �\ � 1 • s.� \ \ 8 � � e9s. \ � ���i� ce \
\ \� \\ \ 1 I \ ` 96 - - � � ���\ `r�o2roNveees �
RAI AGE AN� UT T
� ���� � � � �� x � \ IL Y ASEMENT� - _� -- - �� 1 �� �, �
�Q� \ ER ORTWLAN PL�ZA �p � --45,__� J , � � � ���
� �B6z. � � � '� � ` � � � % V \ V `� �� . �� �9� � �� (� � � � y aea.�
eaz.a ��V � � �p\ � cP Q � - e9e.a c9 � eae.s
^ \ \ \\ \ \\ \\ , �\� � �� . \ \ \ � �� B9 - - 896.fi � \ I p\, \ � 88.8 TC
w � .� � � � a��a �� � � �j �� b � `,., , � asa. i �� i9� � � 7` _. . �- - � - . i � � �V � � �
� \ J \,\ \ . lJ'o� � � \ \ 89 i . \\ / � a9o,s � � Fp�F ��• e sas.o I c7`as o , �
V � � �V� %( ���, R,C',� 1� � • �� 8 0 V ` �if' � � - � '� rR� � \ A \ �
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no-aw i.m, n.<o, a.r aw�oi xa[e�uu[.unu uer
\\ \\ \\ \ \ \ s '• \ 98 0\ � ' 894.0 / � \� x>94.9\� \
V �C
� � � � �9
\ \ \ x 8 .9 �� \ \� 989.5 � �
Y e92.\ \ � \ A \ SET�RON MON. �
\ \
� , \ R.L.S. 8612 � 1� �azo
2 882 9 \ \ \\ " 877J\ � \ \ ��� 893 F ,\ \ \ �
ee esa.o
O --... _. \ \ \\ \\ � �F TR \ aB�i
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� 1
� e � ��a �� � �� � � � J
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o� � � �� �
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8
5.) SETBACK INFORMATION: BUILDING: Front- 40 feet
Rear- 50 feet
Interior Side- 30 feet
Street Side- 40 feet
PARKING: Front- 20 feet
Rear- 10 feet
Interior Side- 10 feet
Street Side- 20 feet
6.) The property described hereon is designated "No Special Flood Hazard Area - All Zone C"
( P e r F e d e r a l E m e r g e n c y M a n a g e m e n t A g e n c y - F l o o d I n s u r a n c e A d m i n i s t r a t i o n a n d C i t y o f M e n d o ta Heig h ts
7.) ADDRESS OF PROPERTY SURVEYED: i 151 Northland Dr. '
BENCHMARKS
I.) Top of top nut of fire hydrant 300 feet'/- W. of Mendota Heights Rd on N. side of Northland Blvd.
Elevation= 891.18 Feet
2.) Top of top nut of fire hydrant 800 feet`/- W. of Mendota Heights Rd. on N. side of Northland Blvd.
Eleyation= 895.97 Feet
SYMBOLS
TC Denotes top of curb elevation
HH Denotes hand hole
CBOX Denotes control box
CONC. Denotes concrete surface
HCR Denotes handicap ramp
CIP Denotes corregated iron pipe
PVC Denotes plastic pipe
LP Denotes light pole
PP Denotes power pole
GW Denotes guy wire
TRANS Denotes transformer
UG ELEC Denotes underground electric
SAN Denotes sanitary manhole
SAN. S. Denotes sanitary sewer
ST. PIPE Denotes storm drain pipe
ST. S. Denotes storm sewer
CB Denotes catch basin
W Denotes water main
WV Denotes water valve
HYD Dehotes fire hydrant
DIP Denotes ductile iron pipe
TL Denotes traffic light
BOX Denotes Boxelder tree
ELM Denotes Elm tree
To: ASHLAND INC., FAYETTE FUNDING LIMITED PARTNERSHIP, THE
SUMITOMO BANK, LIMITED, a Japanese Bank acting through its
New York branch, FIDELITY NATIONAL TITLE INSURANCE COMPANY
OF NEW YORK and REGENCY TITLE, INC.
This is to certify that this map or plat and the survey on which it
is based were made (i) in accordance with "Minimum Standard Detail
Requirements for ALTA/ACSM Land Title Surveys," jointly established
and adopted by ALTA and ACSM in 1992, and includes items i, 2, 3,
4, 6, 7a, 8, 9, 10, I I and 13 of Tabie A thereof, and (ii) pursuant to
the Accuracy Standards (as adopted by ALTA and ACSM and in effect
on the date of this certification) of an "Urban" survey.
Dated this 9th day of October, 1995.
SUNDE LAND SURVEYING, INC.
By' --� v�
Edward H. Sunde, R.L.S Minn. Reg. No. 8612
REVISED: October II, 1995 (Locate Frontage Rd.) )
�SaQnnaLlc� �L��c�Il �SaQ�c�qflnn� II�n�o
9001 E. Bloomington Freeway (35W)
Bloomington, MN 55420
(612) 881-2455
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