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2017-04-25 Planning Comm MinutesApril 25, 2017 Mendota Heights Planning Commission Meeting - DRAFT Page 1 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSON MINUTES April 25, 2017 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, April 25, 2017 in the Council Chambers at City Hall, 1101 Victoria Curve at 7:00 P.M. The following Commissioners were present: Chair Litton Field, Jr., Commissioners Howard Roston, Michael Noonan, Doug Hennes, Mary Magnuson and Brian Petschel. Those absent: Christine Costello Approval of Agenda The agenda was approved as submitted. Approval of February 28, 2017 Minutes Chair Field noted for the viewers that the Planning Commission did not meet in the month of March. COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER NOONAN TO APPROVE THE MINUTES OF FEBRUARY 27, 2017, AS PRESENTED. AYES: 6 NAYS: 0 ABSENT: 1 (Costello) Hearings A) PLANNING CASE #2017-04 RANDY & BECKY PENTEL, 815 DEER TRAIL COURT CONDITIONAL USE PERMIT FOR OVER-SIZED GARAGE IN THE R-1 ZONE Planner Timothy Benetti explained that the application is for a Conditional Use Permit by Randy and Becky Pentel at 815 Deer Trail Court. This 0.67 acre parcel contains an existing two-story, 4,670 square foot single-family dwelling with 784 square foot three-car attached garage. The Pentel’s also own the 0.53 acre parcel immediately to the east. Any attached garage more than 1,200 square feet and up to 1,500 square feet requires a Conditional Use Permit. The Pentel’s wish to add 690 square feet of garage on the opposite side of the existing three stall garage. The survey does not match-up to the garage layout plans, as the layout plan includes a 4-foot additional bump-out to the rear of the existing and planned garage addition; however, this does not take away from the overall intent or purpose under consideration. That will be corrected at time of the building permit submission. April 25, 2017 Mendota Heights Planning Commission Meeting - DRAFT Page 2 Planner Benetti shared images of the proposed garage addition in relation to the existing building and the site as it relates to the surrounding lots and streets. He also noted they plan to completely excavate under the entire new garage and existing garage and complete that with a Span Crete or concrete flooring system. One access point will be allowed from the basement into that lower level. It is only to be allowed for personal storage – it would not be allowed for any type of vehicle or recreational equipment storage. Otherwise, if they did that would constitute additional garage space and would put them well over the maximum. Staff has indicated to them that this would not be allowed. Planner Benetti shared the standards for reviewing a Conditional Use Permit request and explained how this request meets those standards. Staff recommended approval of this application based on the Findings of Fact and with conditions as listed in the staff report. Chair Field, noting that the Pentel’s own the adjacent lot, asked if they sold that lot sometime down the road would this garage prohibit someone else from building on that lot. Planner Benetti replied that the Pentel’s are well within the setback parameters of 10 feet from the lot line – being 28 to 31 feet from the outer corners of the new addition. Clarification was made that the vacant lot would be unencumbered if this application were approved. Randy and Becky Pentel were present and had no comments to add to the staff report and were available for questions. Mr. Pentel asked for confirmation that, as for as the overhead garage doors, 36 linear feet is the maximum. Planner Benetti confirmed. Mr. Pentel asked if the garage doors could then be 18 feet each or if they had to stay at the current 16 feet. Chair Field noted that these questions were better suited and would be answered during the building permit process of the application. Chair Field opened the public hearing. Seeing no one coming forward wishing to speak, Chair Field asked for a motion to close the public hearing. COMMISSIONER HENNES MOVED, SECONDED BY COMMISSIONER NOONAN, TO CLOSE THE PUBLIC HEARING. AYES: 6 NAYS: 0 ABSENT: 1 (Costello) COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER PETSCHEL, TO RECOMMEND APPROVAL OF PLANNING CASE 2017-04 CONDITIONAL USE PERMIT REQUEST FOR OVER-SIZED ATTACHED GARAGE 815 DEER TRAIL COURT BASED ON THE FOLLOWING FINDINGS OF FACT: 1. The existing use of the subject parcel as a single-family residential dwelling is consistent with the City Code and Comprehensive Plan. April 25, 2017 Mendota Heights Planning Commission Meeting - DRAFT Page 3 2. The planned development and use of the 689 sq. ft. of garage addition, resulting in a total of 1,473 sq. ft. for garage use purposes, is considered a reasonable request, and is consistent with the City Code and Comprehensive Plan. 3. The proposed garage addition easily meets the required setbacks and other standards established under the R-1 One Family District. 4. The proposed garage use will not be detrimental to the health, safety or general welfare of the community; should not cause any serious traffic congestion nor hazards; will not seriously depreciate surrounding property value; and said use appears to be in harmony with the general purpose and intent of the City Code and the comprehensive plan. 5. The proposed garage addition and structure is compliant with the conditions included in the City Code that allow it by conditional use permit. AND WITH THE FOLLOWING CONDITIONS: 1. The new garage addition, including new exterior building materials and overhead doors must be architecturally compatible with the existing dwelling and garage structure. 2. The planned lower level of the garage will only be accessed from the existing lower level of the residence, and no part of this area may be used to store or park vehicles (cars, trucks, recreational vehicles, etc.) ,and no access door(s) will be allowed from the lower levels to the rear or side yards. 3. A building permit shall be required prior to any demolition, excavation or construction of the new garage addition. AYES: 6 NAYS: 0 ABSENT: 1 (Costello) Chair Field advised the City Council would consider this application at its May 2, 2017 meeting. General Planning Items A) 2040 COMPREHENSIVE PLAN UPDATE Consulting Planner Phil Carlson, AICP from Stantec explained that there are five phases to the 2040 Comprehensive Plan project: Phase 1: Inventory & Analysis Phase 2: Goals & Vision Phase 3: Development of Alternatives Phase 4: Implementation Process Phase 5: Plan Preparation The deadline for this project is the end of 2018; however, if it is impossible to meet that deadline extensions can be granted. Stantec does not believe that the deadline would be impossible to meet. Chair Field request a brief synopsis of what would happen after the Planning Commission ends their work and the plan is submitted to the Metropolitan Council (MetCouncil). Planner Carlson replied that the next step, after the Planning Commission has completed their work, is to forward the plan to the adjacent communities and the MetCouncil to review and comment if they would April 25, 2017 Mendota Heights Planning Commission Meeting - DRAFT Page 4 find anything about the plan that these neighboring communities would want to comment on [this does not give them veto power, just input in the spirit of cooperation and discussion]. The MetCouncil has a 10-page checklist they will use when reviewing the plan. The main item the MetCouncil will be looking for – their charge is to analyze a few key systems in the metropolitan area. Key among those is transportation; they use the population, households, and employment data received from the communities in their transportation model to plan infrastructure needs in the coming 10-20 years. Other areas they are concerned about is parks and trail systems, and waste water. When this plan is adopted by the City and approved by the MetCouncil, then it becomes a guidebook for the Planning Commission, City Council, and staff in future decisions. It would be a high level document with plans and policies, but by itself it does not have any teeth; it would guide the decisions, most notably the zoning ordinances and zoning map used to make decisions. Planner Benetti then made a brief presentation on the background report titled Background Report: Market and Development Context that was prepared by Tangible Consulting, their subconsultant on the Mendota Heights 2040 Comprehensive Plan Project. The contents of this report included: Introduction Residential Market Context Retail Market Context Employment Context Industrial Market Context Office Market Context The full report was made available to the Planning Commissioners as part of their meeting packet. B) DISCUSSION OF ZONING AMENDMENT TO ALLOW FREESTANDING/PYLON TYPE SIGNS IN THE B1 LIMITED BUSINESS AND B1-A BUSINESS PARK DISTRICTS Planner Benetti explained he was approached by a business owner of the 1200 Center Pointe Curve multi-tenant offices requesting to be able to install a freestanding sign in the front-yard of the commercial property. Upon reviewing the code, he discovered that these types of signs are not permitted in the B-1 Limited Business and B-1A Business Park Districts. He went back as far as 1980 and could not find any updates to this ordinance. There are a number of B-1 and B-1A businesses that do have these types of pylon or freestanding signs. He noted that a pylon is typically like a single-post sign with a face on it; whereas, a monument-type sign looks similar to a headstone. They are both referred to as a ‘freestanding’ or pylon sign. Planner Benetti shared images of pylon signs located in the B-1 and B-1A districts. Staff requested that the Planning Commission review the recommended edits to the zoning ordinance to allow freestanding signs in the B-1 and B-1A zoning districts, making any edits as they deem necessary, and then staff would return to the next Planning Commission meeting with a revised ordinance for consideration. April 25, 2017 Mendota Heights Planning Commission Meeting - DRAFT Page 5 Chair Field suggested that before the Planning Commission directs staff to proceed with researching and preparing new language for the code that staff approach the City Council at their May 2 meeting to find out if they would supportive of this. Then it would come to the commission in a more typical fashion. Commissioner Roston noted that this thoughts on this were 1) he expressed his appreciation to Planner Benetti for bring this forward and 2) he believes it is something that needs to be done. He personally had no problem supporting this action. He suggested that if staff believes this to be important, and the commission historically has taken that very seriously, then they should bring something back to the commission for consideration – assuming it is OK with the Council. Commissioner Noonan stated that he believes this to be important given the fact that of the number of freestanding signs currently in the B-1 district – a number of non-conforming uses – it’s bad practice. Also, requests are coming forward for these types of signs which is creating a situation of ‘the have and the have nots’. Commissioner Magnuson asked if anyone knew of any specific reasons why it would not be allowed in the B-1 and B-1A districts. Planner Benetti stated that in his research he was unable to find any specific reasons or explanations of why it was not included in these districts. COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER NOONAN, TO DIRECT APPROPRIATE CITY STAFF TO PROCEED WITH RESEARCHING AND PREPARING NEW LANGUAGE AMENDING THE CITY CODE IN ALLOWING FREESTANDING SIGN ALLOWANCES IN THE B-1 AND B1-A ZONES FOR FUTURE CONSIDERATION AYES: 6 NAYS: 0 ABSENT: 1 (Costello) Staff Update on Approved or Pending Developments City Planner Timothy Benetti provided an update on the 697 Wesley Lane lot split request brought in by Mr. Mark Gergen. This application has already been extended on the waiver for the 60 day to 180 days. That expiration date is coming up on May 3 and Mr. Gergen asked to be extended indefinitely. The other realtor on this application, working for the homeowner, stopped in and indicated that they are probably looking at withdrawing their application. However, it has not been officially withdrawn. PLANNING CASE #2017-03 Holy Family Maronite Church, 1960 Lexington Avenue Conditional Use Permit • Approved by the City Council as recommended by the Planning Commission. PLANNING CASE #2016-43 City of Mendota Heights Domestic Chicken Ordinance • Adopted by the City Council as recommended by the Planning Commission. April 25, 2017 Mendota Heights Planning Commission Meeting - DRAFT Page 6 PLANNING CASE #2016-41 Mr. Jerry Trooien, 1010 Sibley Memorial Highway Critical Area Permit and Conditional Use Permit • Adopted by the City Council as recommended by the Planning Commission. Staff and Commission Announcements Commissioner Roston noted that Highway 110 is about to be shut down in one direction. He encouraged the City to pay attention to Marie and Mendota, which may become the preferred east/west route for drivers. Public Works Director Ryan Ruzek stated that Mendota Heights Road will be under construction as well. Staff and the City will stay on top of these situations. Commissioner Roston stated that he has been living in Mendota Heights since 1988 and wanted to make is known that he and his wife have decided to sell their home and move; most likely to downtown Minneapolis. However, he does not have a timeline on that yet. He wanted to give notice so staff can start thinking about a replacement on the Planning Commission. Commissioner Noonan, in reference to something he saw on the City’s website regarding an ‘undeveloped parcel in The Village’ and it was noted that an action was coming to Council to deal with a potential disposition of that parcel, asked for an update on that situation. Planner Benetti replied that Trammel Crow was proposing to bring in a plan to develop on the three lots, and closing off that section of the street. Basically, it was a 160 +/- unit apartments in a five-story building. A Letter of Intent was approved a number of weeks ago by the Council; however, last Tuesday [April 18, 2017], a Purchase Agreement was on the docket. A number of residents showed up and voiced some opposition to that and the Council, by a 4-0 vote, denied the Purchase Agreement. However, the developer has not gone away. They are working on a traffic study and they are willing to talk about refining the design, possibly losing the height of the building, losing a story here or there, but nothing is concrete at this time. They have also offered to hold a public information meeting [scheduled for May 15 at St. Paul Methodist] and re-engage the citizens and residents in that area. Chair Field noted that the Annual City-wide Clean-up Day is Saturday, April 29 at Mendakota Park from 8:00 a.m. – 12:00 p.m. This will be more of a contractor-driven event than it was in the past; however, some city staff will be on hand assisting with coordination and ensuring it runs smoothly. List of accepted and not accepted materials can be found on the City’s website and Facebook, as well as the cost of disposal. Adjournment COMMISSIONER ROSTON MOVED, SECONDED BY COMMISSIONER NOONAN, TO ADJOURN THE MEETING AT 8:18 P.M. AYES: 6 NAYS: 0 ABSENT: 1 (Costello)