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2008-01-22 Planning Comm MinutesPlanning Commission Minutes January 22, 2008 CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES January 22, 2008 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, January 22, 2008, in the Council Chambers at City Hall, 1101 Victoria Curve at 7:30 P.M. The following Commissioners were present: Chair Lally, Commissioners McManus, Norton, Povolny, Viksnins, Hennes and Field. Those present were Public Works Director Sue McDermott, Assistant to the City Administrator Jake Sedlacek, and Planner Steve Grittman. Minutes were recorded by Rebecca Shaffer. A pproval of Novem ber 27, 2008 Min u tes Page 4, 6th paragraph, should be corrected as follows: Mr. Paschall showed the Commission a dish that will be mounted on the tower to allow the Commissions to get a visual on how small this unit is. Mr. Paschall further talked about the technical issues where there is a need to replace some of the 25 year old technology that went over telephones, and are now being replaced with wireless. Commissioner Field asked to have the header of the documents changed to reflect the correct date of the meeting — that being November 27, 2007. Commissioner Field moved, seconded by Commissioner Povolny, to approve the minutes of November 27, 2007 as corrected. AYES 7 NAYES 0 Hearin �s PLANNING CASE #08 -01 Maureen Haggerty 790 Ridge Place Front Yard Setback Variance Planner Steve Grittman reviewed a map showing the location of 790 Ridge Place, zoned R -1 and guided for low density residential. The property is currently occupied by a single family home and the parcel includes street frontage on 4 sides of the lot — being an "L" shaped parcel. This parcel is significantly restrained by public right of way. Mr. Grittman explained that the two proposed additions included an open porch cover over the front entry way which extends into the front setback area that is currently less than the required 30- ft. This addition will provide protection from weather. The second addition is a bedroom addition to the Planning Commission Minutes January 22, 2008 east side of the home. This will extend out to the existing front line of the home and will maintain the existing setback, and encroaches into the front yard setback. Mr. Grittman said the rear of the property slopes significantly down to a ravine and wetland area. There is also a right of way along there but is an unimproved street. The applicants are seeking variances to allow for the construction of the covered porch and the bedroom addition. Staff is supportive of those variances as the current home is a rambler structure, roughly small in square footage and although there are options for adding to this home in other areas, Staff feels the proposed layout is the best use of the property. Staff believes the requested variances are reasonable and expands the home in a reasonable manner. Commissioner Povolny asked if there were any issues with the master bedroom portion. Mr. Grittman said this was fully in compliance. Chair Lally asked for the hardship. Mr. Grittman said the hardships are the existing condition of the home, the substantial amount of right of way that limits the buildable area, and the steepness of the slopes to the rear. Commissioner Viksnins asked if the setback issue is only on the front yard as opposed to the side yard setback. Mr. Grittman said that was correct, and that this is already a non - conforming use. Shawn Doyle, CNS Construction, 2150 Dodd Road, is the contractor representing Maureen Haggerty. Mr. Doyle said the rear addition has already been approved and there are no issues with that. Mr. Doyle said they have worked on different designs for the east addition, and explained how they came to this design. Commissioner McManus asked if the back bedroom was already started. Mr. Doyle said that was correct. Commissioner McManus asked when the eastern portion will be started. Mr. Doyle said it would be started this winter. Mr. Doyle said there are not footings placed yet. Mr. Doyle said there is an existing three season porch that will be removed. Seeing no one coming forward wishing to speak, Chair Lally asked for a motion to close the public hearing. Commissioner Norton moved, seconded by Commissioner Viksnins, to close the public hearing. AYES 7 NAYES 0 Commissioner Field moved, seconded by Commissioner Norton, to recommend approval of the proposed variances as detailed in the application. AYES 7 NAYES 0 Chair Lally said this application will go to the next City Council meeting. Assistant City Administrator Jake Sedlacek said the next meeting is Monday, February 4t , which was rescheduled from Tuesday, February 5th due to the caucus night. Planning Commission Minutes January 22, 2008 PLANNING CASE #08 -02 Paster Enterprises, Mendota Plaza MU -PUD Concept Plan Planner Steve Grittman reviewed an aerial view overlay on top of the site plan and the applicants are proposing a conceptual PUD review. Mr. Grittman this process gives the Planning Commission an opportunity to give feedback on this plan. No action will be taken at this time. The intention is to give guidance to the developers as they work forward toward their next preliminary plan state of PUD. Mr. Grittman said the proposed Walgreens will be placed where a part of the existing retail center will be removed. Future phases of the project include additional retail in the northeast corner, a residential building, child care, and office buildings. Mr. Grittman said the existing property contains a very large swale and creek area that extends through the site. To the east is MnDOT right of way and property owned by Dodge Nature Center. Mr. Grittman reviewed the Phase I site plan which shows restaurant and retail buildings in the northeast corner, with connecting roadways providing access within the site and to Highway 110. In the parking lot, the applicants have showed additional landscaping and division of the parking lot by some green islands and pedestrian areas. The creation of a pond site near the McDonalds has been shown which will eliminate the existing swale, putting in storm pipe to direct the water. The applicant has proposed some exterior redevelopment improvements of the existing mall site. Mr. Grittman said Council directed Staff to work with the applicant to address a number of issues and directed the Planner's office to prepare an alternative concept plan to illustrate the ideas that Council has brought up as part of its original review. Mr. Grittman said he and Staff has had a series of meetings with the developer to emphasize the Council's interest in the design issues related to this property. In the Staff Report, all of the Council issues have been identified and an analysis has been done to address how the new plan addresses those comments. Mr. Grittman reviewed those items in the Planners Report. Commissioner Field asked if the pond they created is a NURP pond? Public Works Director Sue McDermott said that was correct. Commissioner Field asked if this is intended to contain all the runoff from the site and channel it off to the highway. Ms. McDermott said the water will go through a storm sewer system into a pipe system that will be placed approximately where the existing ditch is. Ultimately, the water will go into the ditch along Highway 13. Commissioner Field asked what the impact will be on the severely diminished swale. Ms. McDermott said the applicant will have to follow the Wetlands Conservation Act rules that are set up by the State and replace that wetland 2 to 1 somewhere else within the County. Commissioner Field asked if this will have an impact on the Dodge Nature Center. Ms. McDermott said it will not. Commissioner Field referred to the setback in the green space between the proposed development and Highway 110 and asked if they were to come before the City today, could they utilize that close a setback or Planning Commission Minutes January 22, 2008 would it be farther from the highway. Mr. Grittman said if they were developing an individual site that would be consistent with the current setback requirements for a parking lot. Commissioner Field asked if there is anything the applicant is trying to do need a PUD? Mr. Grittman said that these parcels would not have local street frontage and the access through the site would rely private streets, which would kick into the PUD status. Commissioner Field asked about park dedication. Mr. Grittman said the city has requirements for this and is not always on site. Commissioner Field asked if the City will act on their prerogative. Mr. Sedlacek said early talks were for park dedication fees which would go toward the park system. Commissioner Hennes asked about the roadway connections and spoke of his concern on the Highway 110 access. Commissioner Hennes asked if there is any idea on how many cars would be entering the site from Highway 110. Mr. Grittman said he does not believe there is any traffic generation study information. Mr. Grittman said there should be some MnDOT requirements to have a deceleration and turn lane, and an acceleration lane for those cars entering onto Highway 110. Mr. Grittman said the roadway on the site will be long enough to bank cars waiting to enter onto Highway 110. Commissioner Hennes said it would be interesting to see some numbers on cars entering onto Highway 110. Commissioner Viksnins said he would like to hear the Planner's views on the green space on the north frontage along Highway 110 as well as to the east buffer of Dodge Nature Center. Mr. Grittman said a council comment was to move the buildings back to allow for the setbacks. Mr. Grittman said he is not as concerned about the building setbacks as he is to the parking along Highway 110, and said added green space by the parking would be preferable. Mr. Grittman said in terms of buffering along the east side, there have been some comments on this area. The Dodge Nature Center was relatively comfortable with what was previously shown to them and the primary reason for that is the MnDOT space is going to remain as it is. Mr. Grittman said he is confident that this will be a sufficient buffer. Commissioner Viksnins asked about the elevation change between Lot 4 and the property to the east. Mr. Grittman said there is some dramatic elevation change there. Commissioner Viksnins asked Mr. Grittman on his suggestions for the placement of the clustering. Mr. Grittman said he believes the applicant has done a good job on the clustering in this plan. Commissioner Viksnins asked if there is any idea when Phase II will begin. Mr. Grittman said he has no idea when it will. Chair Lally asked if access rights have been granted from MnDOT for access onto Highway 110. Ms. McDermott said the access has been stated in the deed about 4 years ago. To date, MnDOT has not required an acceleration lane on Highway 110 but that does not mean they will not do it later. Mr. Grittman said MnDOT owns the property to the east and if at any time it would be interested in selling, Dodge Nature Center would have first rights. At this time, Dodge Nature Center does not have any interest in buying this land. Chair Lally said McDonalds and BP Amoco are not part of this PUD. Mr. Grittman said that was correct. Mr. Grittman explained how the McDonalds fits into this area and how the roadway access is planned. 4 Planning Commission Minutes January 22, 2008 Chair Lally asked if additional green space / wetland could be asked for in the right of way along Highway 110. Mr. Grittman said the only way this area could count as a wetland area replacement is if the applicant actually put a wetland in there, and would not count as green space. Mr. Grittman said the Council seems to want more of a landscaped green space. Commissioner Povolny asked if the blacktop between the gas station and the entrance will be closed off. Mr. Grittman said it appears that it will be. Commissioner Povolny asked if McDonalds will be making their parking lot bigger and the overlay shows the parking spaces over the grass. Mr. Grittman said the applicant may need to address this. Mr. Grittman said McDonalds is not part of the PUD. Commissioner Povolny said the parking spaces then would not be a factor. Commissioner Povolny asked how much property is in the MnDOT piece to the east, and is it wide enough to put a street there. Mr. Grittman said it's about 200 feet and very wide. Mr. Grittman said originally MnDOT acquired this property to relocate and upgrade Dodd Road and this plan was abandoned. MnDOT has since been in the process of being willing to sell back right of way that they have acquired. They purchased this portion from Dodge Nature Center. Commissioner Povolny asked why they would keep that strip if they are not doing the road. Mr. Grittman said they are trying to sell but Dodge Nature Center does not feel compelled to buy it. Commissioner Field asked if this would just be surface rights and Dodge Nature Center retains an interest in underlying areas. Commissioner McManus said one of his main concern is the swale, and asked where the existing water goes that runs through the swale. Ms. McDermott said it goes under Highway 13 and goes into the creek nearby. Commissioner McManus asked if an organization can arbitrarily stop this flowage to the creek. Ms. McDermott said they will not be stopping the flow of runoff to the creek — they will be designing it such that the current flow will be the same, and all the runoff by the impervious surface will flow to the pond. Commissioner McManus asked Mr. Grittman to review what will happen after this meeting and to clarify how the comments that have been made will find their way to the City Council. Will this be done through the minutes or will they have to submit a written recommendation formally. Mr. Grittman said the next step for the developer is to appear before the City Council and the City Council will give their feedback to the developer. The City Council will have the minutes of the Planning Commission and there will be a need for a set of specific recommendations or resolution. The comments given to the developer are advice to them for design of the next stage. The second level of PUD review is called the Preliminary Plans stage where the applicant will need to design their site in detail (engineering, design, landscape, and other site plan details). This all goes into a comprehensive plan and will be reviewed at a public hearing. At that time, Staff and the Planning Commission are asked for formal recommendations. Staff would then do a very extensive review of the project for zoning compliance, comprehensive plan compliance, and other comments in which the Planning Commission will review and make their recommendations. Then this will go to the City Council for final approval or denial. Then there is a final plan PUD which is to ensure that the applicants have designed their project fully consistent with all the requirements that are placed b the City Council. Commissioner McManus asked Mr. Grittman to explain the extent of the authority that the City has in its requirements of the applicants. Mr. Grittman said a PUD is a bit different than a typical zoning review. The requirements of a PUD are that the City is willing to be flexible on many of its zoning standards in exchange Planning Commission Minutes January 22, 2008 for a design of the project that greatly exceeds in mass the minimum zoning standards that would otherwise be applied. Commissioner Norton said he read in the Staff Report, some discussion about the difference between open space and usable open space, and asked what type of open space in this particular development would be usable. Mr. Grittman said there is not a great zoning definition of the distinction of those two but what the City typically looks for in this type of project is space that could be used for pedestrian purposes, space that contributes to a general feeling of openness such as a large landscaped area. Mr. Howard Paster, Paster Enterprises, presented the concept plan. The following are the highlights of that plan. Background ■ Mendota Plaza was built in 1971. ■ Mendota Mall Associates has owned the west 13.1 acres which contains Mendota Plaza since 1986. The remaining 8.1 acres was purchased in 2005, providing Mendota Mall Associates full ownership of the 21.2 acre site. August 6, 2007 Previous Site Plan Submitted to City Council ■ City response to plan: • Create less open parking. Re- direct the main road away from storefronts of the existing Mendota Plaza. • Housing element to be better defined. • Sub - committee formed to re -work site plan. Northwest Associated Consultants Plant — submitted at 1St Sub - Committee meeting ■ Produced a site plan based on City Council's comments: A tree -lined boulevard with median was added from the existing Dodd Road entrance through the site to the new Highway 110 curb cut. • The three 7,200 sq. ft proposed retail /restaurant buildings (total 20,000 sq. ft) proposed for the northeast area were changed to four retail /restaurant buildings totaling nearly 38,OOOs q. ft. and a 10,000 sq. ft. child care center with buildings positioned the same distance from but parallel to Highway 110. • Proposed pond area was reduced in size. • Proposed child care location was moved to the southeast corner and replaced with a 3 -5 story housing structure in the 60,000 to 100,000 sq. ft. size range. • Access through the BP Amoco adjacent site was added. Current Proposed Concept Plan • Changes have been made to building locations. The shape and size of the Office Building in the southwest corner has been changed. • The Child Care Building has been rotated and is now parallel to South Plaza Drive. • The Housing Building has been reoriented and moved back from the east property line, the building size and shape has been more defined. • An Office/Retail Building has been added in the southeast corner. • The Retail /Restaurant Buildings in the northeast corner have been reoriented with berms and trees along Highway 110 to better screen the buildings. Planning Commission Minutes January 22, 2008 • The main roadway through the site has been reconfigured. From the main access point on Dodd Road, the roadway extends east along the north property line at McDonalds, and continues to the east property line and then extends north along the MnDOT property to Highway 110 "right in / right out" entrance. Limited curb cuts are provided into the parking areas and additional landscape areas are created through the property. • The parking areas have been reconfigured. Parking is proposed to be reduced to five spaces per 1,000 sq. ft. of building area from the seven spaces per 1,000 sq. ft. required per the city ordinance. • The existing parking field has been segmented to break up the large asphalt area. • Added green space included in new parking areas to reduce impact. • All islands will receive landscaping • Sidewalks extend through the parking area and along roadways to connect all buildings an existing off site trails. • The pond has been reconfigured. Its surface area has been increased as the modular retaining walls have been reduced. • The Public Plaza are has been increased along the pond's south side. • The outdoor seating area reconfigured at the Restaurant Building. • Phase I Site Plan Initial development will encompass approximately 13.0 acres. The balance of the site to be developed as the market dictates with the uses proposed in the Master Concept Plan. Phase I Project Description ■ Based on city approvals, Phase I is anticipated to begin early summer of 2008 and will include: • 7,200 sq. ft. restaurant building. • 7,200 sq. ft. retail building. 14,800 sq. ft. Walgreens free standing drug store. • Removal of the western portion of existing shopping center and remodel of the remaining shopping center (46,000 sq. ft.). • Storm water pond. Roadway connections between Dodd Road, Highway 110, and South Plaza Drive. Parking area landscaping, hardscape, sidewalks, and lighting at above mentioned building areas. • Graded and seeded future parcels along south and east perimeter. Future phases will be contained in the southern five platted parcels ■ 7,200 sq. ft. Retail / Restaurant. ■ 15,000 sq. ft. Retail / Office. ■ 10,000 Child Care building. ■ 36,000 sq. ft. three -story Office building. ■ Two acre site containing a four -story building and 100 units with underground parking for either senior or market rate housing. • History ■ 1971 Shopping center built. ■ 1986 Purchase of shopping center. ■ Spring, `03 Planning Commission & City Council meeting to discuss redevelopment and Exp. Concept Plan. ■ Summer, `05 Purchased parcels 35, 35A, 36, and 37 from MnDOT & City of Mendota Heights. Planning Commission Minutes January 22, 2008 Spring, `07 Planning Commission recommended approval to City Council; City Council meeting concept plan Review. Summer /Fall '07 Submittal for rezoning and comprehensive plan amendment, Planning Commission recommend approval. City Council tabled and PE withdrawn. Fall, '07 Subcommittee meetings held. • Timelines ■ Jan/Feb '08 Planning Commission and City Council meeting. • April /May '08 Rezoning and Plan approval. • June '08 Start grading and utilities. • Aug. '08 Start / complete new shell building — east retail (end March '09) • Oct. '08 Start / complete existing building remodel (end March '09) • Nov. '08 Start / complete Walgreens building (end November'09) • May '09 Open for business — east retail buildings. • 2010 Senior housing. ■ 2011 Office parcels. ■ 2012 Child care parcel. Site Design • The main access to the initial development will remain at Dodd Road with the new "right in / right out" from Highway 110 added. • The existing and new connections to South Plaza Drive will provide additional access. • A new internal roadway will provide the primary access through the property and define the developable areas within the site. • This roadway has been designed to include pedestrian access that will connect new buildings with existing buildings and connect Dodd Road and South Plaza Drive. • The site will be leveled and graded to increase the elevation of the northern portion and lower the southern portion. The existing ditch will be removed and replaced with an underground concrete pipe to allow for efficient grading, roadway, and building placement. • The detention pond has been designed as an amenity; the pond will be a central focal pint and be accessible to all buildings. • The pond will be ringed with a decorative railing and will include a water fountain. • The Plaza area will contain a gazebo, decorative benches and will provide a public gathering space. • The Restaurant building is anticipated to contain two tenants with a seasonal patio area that will look out over the pond. Landscape Design • Landscape design for the site will utilize a palette of plant materials consisting of deciduous, coniferous, ornamental trees and shrub plantings. Entrances to property will be heavily landscaped to create a welcoming environment. • The landscape plan is designed to exceed the city landscape code requirements. • It is anticipated that the site will consist of approximately 33% of open space / landscaped areas. Site Lighting ■ The main roadways will contain ornamental lighting fixtures complimentary to the proposed storefront lighting. Planning Commission Minutes January 22, 2008 Signage • A 35' pylon sign proposed near the new Highway 110 "right in / right out" entrance. The pylon sign will be consistent with building architecture and will have sign bands for multiple tenants. • The two existing pylon sign caps and columns will be modified to tie into both the new pylon sign and building architecture. • Monument signs are proposed along South Plaza Drive to identify users of these parcels. Architectural Design ■ All commercial and residential buildings will have cohesiveness by utilizing the same building materials. The new Retail and Restaurant buildings will contain: Brick and stone and stucco like materials • 12' high glass storefronts Metal sun shades and awnings • Decorative column lighting, sidewalk pavers, and corner tower features. The western most portion of the existing Retail building will be removed to make room for Walgreens. The new south and west fagade will be rebuilt to match the storefront materials and new buildings along Highway 110. The south fagade facing South Plaza Drive will include screened delivery and trash areas. Mr. Paster addressed previous Council concerns: Need for housing area to be better defined • Senior independent, assisted living, memory care units, and market rate apartments for the Mendota Heights / Inver Grove Heights area of the Twin Cities were studied for this particular site. • The commitment to a housing element has been made but the actual density and timing needs to be determined. A confidential preliminary market study has been prepared by an outside consultant to determine the area need for senior and market rate housing. • Senior Housing Development ■ The site design will compliment the adjacent retail, commercial, and residential uses through the use of quality architecture, dense landscaping, and the pedestrian - friendly sidewalk system. Mendota Plaza Senior Housing Layout • Current plan proposes a four - story, 90 to 100 unit building with underground parking and on the southeast 2 -acre parcel. • The minimum number of units for independent, congregate, assisted living, and memory care is in the 100- 150 unit range. Building Alignment along Highway 110 • These structures are situated only 25 -ft and 40 -ft closer to the road than McDonalds. • They are located 160 -ft to 170 -ft from Highway 110: • The Village of Mendota Heights buildings are approximately 165 -ft from Highway 110. • Mendota Plaza parking is 15 -ft to 20 -ft closer to Highway 110 than The Village of Mendota Heights paving areas, but includes berms and trees. Planning Commission Minutes January 22, 2008 Additional berming and trees have been added to better screen the parking area from Highway 110. This is result in having more screening than currently exists at The Village of Mendota Heights. The parking at the eastern -most building has been removed with only the drive -thru lane remaining. Roadways, parking, and buildings are set back at similar distances to The Village of Mendota Heights. Rezoning from B4, R1A, and R3 to MU -PUD and proper balances of uses • A plan showing all proposed uses for this entire site is being committed to, and this is a phase development which will be built out over time as market conditions dictate. • This designation combines components of B 1, B2, R2, and R3 zoning districts. • The property is currently primarily zoned at B4 with a narrow portion along the east property line which is zoned as R I A and a very minor portion in the southeast corner which is zoned R3. Relationships with Adjacent Properties • Discussions have taken place with McDonalds to insure that the site revisions do not negatively impact their driveways or drive thru stacking lanes. • Discussions have taken place with BP Amoco to discuss changes to their site layout. • Paster Enterprises has suggested to both McDonalds and BP Amoco owners that they consider making improvements to their parcels along with this redevelopment. ■ Proposed landscaping at the main entrance will require BP Amoco to relocate a portion of the parking area on site. ■ The concept plan has been reviewed with the Dakota County CDA and the Dodge Nature Center with no negative comments received. ■ A 200 -ft buffer, which MnDOT controls, separates the development from the Dodge Nature Center. Existing building remodel • The western -most portion of the building will be removed to allow room for Walgreens. • The area of the existing Snyder's space will become the new storefront for the relocated Subway, Chiropractor, and Cleaners. The storefront design will match the new buildings. • The existing storefront from the Liquor store to the east will be changed to also match the new building design. • The south side of the building will be upgraded with delivery and trash areas screened with landscaping and masonry walls. Green Space / Site Amenities • More than 33% of the area will be green space which exceeds the city requirements. • All parking islands will be landscaped and the parking area will be broken up into smaller areas to provide for better visual impact. • Well -lit walkways will connect all buildings. • A central plaza will be created at the pond area. Parking • It is proposed that the parking ratios for retail and office uses be reduced to five parking spaces per 1,000 sq. ft. of building area. • Parking area for sit -down restaurants are proposed at 15 spaces per 1,000 sq. ft. • Parking for Child Care Building is proposed at 4 spaces per 1,000 sq. ft. 10 Planning Commission Minutes January 22, 2008 ■ Housing parking is proposed at 1 to 2 spaces per unit based on the type of use and will include underground parking. Commissioner Field said the applicant has stated that they have received no negative comments from the Dodge Nature Center and mentioned that he spoke to the owners of BP Amoco and McDonalds. Commissioner Field asked Mr. Paster who he spoke to at the Dodge Nature Center. Mr. Paster said he has met with Ben Van Gundy and Dave Napier over the years, and most recently met with them to share with them the plans prior to the previous City Council submittal. He has emailed them but has not received any feedback yet. Commissioner Field asked about the applicant's setback analysis of the buildings proposed along Highway 110, in comparison to the setbacks of the buildings at The Village at Mendota Heights. Mr. Aaron Hemquist, Senior Professional Engineer, RLK Incorporated, 6110 Blue Circle Drive, Minnetonka, MN. Mr. Hemquist said his company is the civil engineer and landscape architect on this project. Mr. Hemquist said the comparison related to the edge of pavement to the edge of the building. Commissioner Field said this was then building to building and does not take into consideration the fact that in The Village of Mendota Heights site there is basically a public street and not a parking lot between the highway and the building. Mr. Hemquist stated that it is different. Commissioner Hennes said he was one of the critics last summer of the earlier plan, particularly with the existing building just sitting there with no plans. Commissioner Hennes said he believes this new concept plan is a great improvement and asked how the development of the Walgreens building came about. Mr. Paster said most of the Walgreens follow the same freestanding pattern and it is hard to get them off that prototype. Walgreens told Paster Enterprises that they would prefer to have their building closer to Dodd Road. Mr. Paster said that Snyder Drug had to change their current floor size in accordance to their corporate standards, and decided they would rather move across the street. Commissioner Hennes asked Mr. Paster to talk more about the exterior of the existing building, especially on the south end which is currently used as a service area. Commissioner Hennes said this is a big concern as there is a lot of traffic on Dodd Road and coming north down the hill, the back of the existing building is very visible. Jack Amdal, KKE Architects, 300 First Avenue North, Minneapolis, MN, said the west end of the building will be removed and explained on the plan how that area will be reconfigured. Mr. Amdal said there are tenants on the back side of the building that do access from the back side and the plans are to delineate this space with awnings and trellis to give them a bigger presence on this side of the building. The loading area on the east side is going to be reconfigured to the south side of the building, and will be removing that from the east side, creating an alcove with more landscaping. This area will hold the trash unit and loading area for the east tenant. Mr. Amdal said the remaining area by the Liquor Store, which takes delivery from the rear, will be with the island incorporating trash enclosures that would be facing their back door and would not be visible from the south side. The materials and color used the back side of the building will be similar to that of the front and west side. Commissioner Hennes said the timetable shows two years out on the housing, and asked how realistic that will be given the saturation of the housing market today. Mr. Paster said he would agree when looking at ii Planning Commission Minutes January 22, 2008 market rate housing or condos, but the senior housing market seems to be going along pretty well, and in Mendota Heights in particular, there seems to be a need for a senior housing component that is not just independent, but having services. Mr. Paster said he is not very concerned about that and will continue to investigate the market and the needs. Commissioner Viksnins said he sensed certain disconnect between what the applicant is telling the Commission and what the City Planner presented. Commissioner Viksnins asked if it is the applicant's position that all the Council's issues have been addressed or are there still some that remains a disagreement between the applicant and City Staff. Mr. Paster said this has been a long process and have been working on this a long time. Mr. Paster said he and his associates had the impression coming away from the last sub- committee meeting that there are on the right track. Mr. Paster said there will always be issues that need to be worked out, but feels he is much closer than before. Commissioner Viksnins said he feels that certain aspects of the development proposal are still subject to some revision and improvement. Commissioner Viksnins said, referring to the issue of green space along Highway 110, asked Mr. Paster if it is his position that restaurant building on Lot #3 and the retail building on Lot 4 have been pushed back far enough as reasonably possible. Mr. Paster said it would be tough to move them back further. This was looked at by the sub - committee and determined that by doing this; other buildings would have to be eliminated and messing with the internal roadway system. Commissioner Viksnins said it seems to him that while listening to both the City Planner and Mr. Paster, there should be some further room for a middle ground here as he is sensing that one of the concerns is putting the additional parking right on the edge of Highway 110 and screening it with nothing other than a half dozen trees. Commissioner Viksnins said he would like to see some other creative approach that can be taken, and encouraged the applicant to take a look at trying to address this concern. Commissioner Viksnins said as he looks at the proposed development, there are two clusters without much of a connection, and asked if there is some way to draw together Lots 3, 4, 5, and 6 on the one hand, and then Lots 1, 2, 7, 8, and 9 on the other hand, and move the plaza space so that it unites the two clusters. Ken Henk, Mendota Mall Associates, 2227 University Avenue, St. Paul, MN, said one of the issues with this site is having an existing building directly in the center of the property and are somewhat dictated with the drainage. Mr. Henk explained how they have put in landscaping and a gazebo / plaza area to make these buildings as close to each other as possible. Mr. Henk said the restaurant building is of particular concern and believes Paster Enterprises is in agreement with Staff as far as making the setback of those buildings, and this building is designed to hold two 3,600 sq. ft. restaurants (one having an entrance to the north, and one having an entrance on the south). If the parking to the north is eliminated, and put all the parking on the south, there would be one tenant with no parking and one with all the parking. Turning the buildings parallel to the roadway was considered and would create more of a barrier and block more visibility into the southern regions of the site. For that reason, the buildings are perpendicular. Commissioner Viksnins said eliminating one of the other buildings to move this one may not be a bad idea. Commissioner Viksnins asked if there is any way of preserving the swale. Mr. Henk said this was ditch that was constructed by the City in the mid -70's and this was always an overflow area. Mr. Henk said over the years, box elders and cottonwoods have grown up around it. Mr. Henk said they want to continue the flow of the water and pass it through pipe as there are too many contours of the proposed development. Commissioner Viksnins said the Council has identified this as an issue. Mr. Henk said it was an issue earlier 12 Planning Commission Minutes January 22, 2008 in the process, but as discussions continued through the sub - committee, they assumed that this would be acceptable. Commissioner Viksnins said the applicant is closer to a better plan than they previously were, and encouraged them to view this as a work in process. Mr. Henk said after all the meetings with the Council and the sub - committee, there does not seem to be a need for another meeting. Chair Lally asked if Paster Enterprises has been in business for a long time. Mr. Henk said that was correct. Chair Lally referred to some of the other shopping centers that are owned by the applicant. Mr. Henk said they own 11. Chair Lally said some of the feedback that the City has received was that the property is run down and not keeping within the character of the surrounding properties. Chair Lally said he sees some of the ways the drawings indicate upgrading the existing building, but is concerned as he has seen some of the other Paster properties and does not want to see that type of mall in Mendota Heights. Paster's properties are not consistent with The Village of Mendota Heights and with the vision for the City. Chair Lally asked for an example for a newer project they are working on. Mr. Henk passed out some brochures of some of their older centers that have been renovated. Chair Lally asked if any of these centers senior housing. Mr. Henk said there is housing behind the Sibley Plaza. Chair Lally said the Staff report indicates that McDonalds has not been included in the traffic analysis and would like to know why wasn't. Mr. Hemquist said there was an initial trip generation done, but they have not yet performed a traffic study which could be done. Chair Lally asked what kind of tenants would be coming in. Mr. Paster said the amount of new retail that is being added is 14,000 sq. ft. which is really not a lot of retail in this first phase. It is too early to tell who will be going in the restaurant building. Chair Lally said there is a concern of having empty stores and frequent turnover. Chair Lally said he is feels there may need to be more discussion on green space and the water flow issues. Commissioner Povolny said the Council and the applicant has gotten closer and anything that is done will be a vast improvement than what is there. Commissioner Povolny said he hopes this gets done and there are no empty buildings as the area needs more nice restaurants and places to go. Mr. Paster referred to Commissioner Povolny's concerns about additional parking at McDonalds, and said there will be no change to the parking area and the overlay drawing he saw was not to scale. Commissioner Norton said the more detail that the applicant can provide to the Council on how they intend to go forward would make it easier for the Council to say "Aye" or "Naye ". Commissioner Norton said he would like to know what Outlot A (the pond) will look like, would like to see more detail on how that pond will be surrounded by usable open space. Commissioner Norton said he would like to know more about the grade issue off South Plaza Drive, western entrance between Lot 9 and Lot 8. Mr. Hemquist reviewed the grading on the plan. Mr. Hemquist said there will be a mixture of a slope and a retaining wall in that area. Commissioner Norton said these are the type of things where it will be more helpful to provide more information to the City Council. 13 Planning Commission Minutes January 22, 2008 Commissioner Norton asked about the existing building. Mr. Paster said they will be taking about one - quarter of the existing building. Commissioner Norton asked if there were any consideration to completely demolishing the building and starting over. Mr. Paster said that was looked at and they determined that it was not cost effective, and as they have existing tenants, they need a way to keep those tenants and still accomplish what they want to do. If a large (big box) user expressed interest in this site, then this kind of discussion would make sense. Commissioner Norton said there have been concerns about the quality of the remodel. The drawings are good but it would be more helpful to know where the direction of the project is going with the renovation of the building. Mr. Paster said it may be helpful to look at some their other properties where they have done some renovations, such as the Crystal Lake Shopping Center and the center in Moundsview. Commissioner Norton asked if Walgreens will look exactly like all the others. Mr. Paster said this Walgreens will match the finishes as the rest of the shopping center. Commissioner Norton said that providing the Council with photos of other Walgreens as examples would be helpful. Commissioner Norton said he would agree that bringing Lots 5 and Lot 6 together in order to bring Lots 3 and 4 farther away from the road, and has a concern about the distance that these buildings lie from the road in connection to the turn lane on the extra turn lane on Highway 110. Commissioner Norton said the current parking in the area for the Lot 2 building is dramatically larger than it needs to be to serve the current tenants. Commissioner McManus asked who will own the Walgreens building. Mr. Paster said the building will be owned by Paster Enterprises. Commissioner McManus asked who will run the senior citizen facility. Mr. Paster said they would partner with someone who has experience in this type of housing to manage and run the facility, and it has not been determined who would own this facility. Commissioner McManus asked if the City will still have control over what that building will look like. Mr. Paster said that was correct. Commissioner McManus said he would agree that the applicant has made progress and that they are working well with the City. Commissioner McManus said he believes the applicant has also done well with the cluster issue. Commissioner McManus said the Village has a series of clusters, and this application only has two. Commissioner McManus said he has problems with the parking lot along Highway 110, and said he would rather see a building there instead of a parking lot. He would rather have the people driving by on Highway 110 seethe building rather than having to look at the total project through a series of cars. Commissioner McManus said he would rather see some nice architecture instead of parked cars and would hope that something can be done. Commissioner McManus said Mendota Heights is virtually built out and Paster Enterprises has their property in what would be considered Mendota Height's front yard. Commissioner McManus said it is very important to give the message to travelers along Highway 110 of what the city is like. Commissioner McManus said this is not just a shopping center, it is Mendota Heights' downtown, and there is a need to 14 Planning Commission Minutes January 22, 2008 reflect the class that this city has. Commissioner McManus said the better the applicant creates this property, the better chance there will be to receive better tenants and customers. Commissioner Norton asked if there were any other buildings besides the residential one that will hold underground parking. Mr. Paster said not at this time. Commissioner McManus asked what kind of architecture the applicant considers The Village of Mendota Heights to be. Mr. Amdal said he would see this as "European Architecture ". Commissioner McManus asked what kind of architecture this project would be. Mr. Amdal said he looks at this to be "Traditional Neoclassical Midwestern Downtown Architecture ". Commissioner McManus asked if it would be possible to do what has been done across the street, or would they prefer to be really different. Mr. Amdal said they are looking to complement the one across the street with the campus feel, taking the best of what they have and working it into this project. Mr. Sedlacek said they will get this information to the Council so they will have the benefit of this discussion. The Council will hear this application on February 4th. Verbal Review Mr. Sedlacek said Commissioner McManus and Chair Lally have been reappointed to the Commission for three year terms. Election of officers will be held next month. Planning Case No. 07 -43 Jim Moras for Joseph & Charleen Koppi Variance • Approved by the City Council as recommended by the Planning Commission. Planning Case No. 07 -44 Debra Weiss for Cricket Communications Conditional Use Permit • Approved by the City Council as recommended by the Planning Commission. Planning Case No. 07 -45 Mark Roberts for TTM Operating Conditional use Permit Corporation, Inc. They wanted to put an antenna and some ground equipment at the cell tower located at 1196 Northland Drive. This case was tabled pending some discussion on the lease agreement. Commissioner Field suggested to Staff to schedule a workshop sometime to discuss how the City should handle hardships for variances to try to come up with some better methods. Commissioner Field moved, seconded by Commissioner Norton, to adjourn the meeting at 10:15 pm Respectfully submitted, Rebecca Shaffer, Recording Secretary 15