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1989-01-24 Planning Comm Minutes0- M01411061 al, ogell AGENDA JANUARY 24, 1988 - 7:30 P.M. 1. Call to Order. 2. Roll Call. 3. Approval of Minutes, November 22. 4. NEW BUSINESS: (Non - Hearing Items) CASE NO: 89 -02, Garretson, Lot Division 5. HEARING• CASE NO. 89 -03, Duffy Development Company. Amendment to Zoning Ordinance, Rezoning, Conditional Use Permit for a Motor Fuel /Convenience Store and Preliminary Plat 6. Verbal Review. 7. Adjourn. Page 1 January 24, 1989 CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, January 24, 1989 in the City Hall Council Chambers, 1101 Victoria Curve. Chairman Morson called the meeting to order at 7:30 p.m. The following members were present: Morson, Anderson, Burke, Duggan, Dwyer, Krebsbach and McMonigal. Also present were Planner Howard Dahlgren, Publics Works Director Jim Danielson, Administrative Assistant Kevin Batchelder. APPROVAL OF Commissioner Duggan moved approval of the MINUTES November 22 minutes as submitted. Commissioner McMonigal seconded the motion. CASE NO. 89-02, Mr. Pete Garretson, 838 Bluebill Drive GARRETSON explained that he wishes to purchase Parcel B from Calvin and Iona Wagenknecht to make their back yard larger. Commission member Dwyer asked if the neighbors were all in favor because he had a letter from the neighbor to the south. Chairman Morson stated that he had talked to Mr. Dale Johnson, the neighbor to the south who had sent the letter, and that he was not against the lot division but that he was concerned that the survey was not correct. Chairman suggested that if Mr. Johnson felt that the Garretsonsl surveyor was in error that he should hire his own surveyor to confirm his suspicion. Commissioner Krebsbach asked if the lot line could be straightened out. Mr. Garretson explained that there was a tree line along that line and that Mr. Wagenknecht wanted that tree line as his property. Commissioner Duggan moved to waive the public hearing and to recommend approval of the lot division. Commissioner Dwyer seconded the motion. Ayes: 7 Nays: 0 Page 2 January 24, 1989 VERBAL REVIEW Public Works Director Danielson gave a verbal review of cases that had been before the City Council. CASE NO. 89-03, Chairman Morson called the meeting to DUFFY DEVELOPMENT order for the purpose of a public REZONING,VARIANCE hearing on Mr. John Duffy's application PLAN APPROVAL & for the rezoning, variance, CUP for a PUD, ORDINANCE AMEND- preliminary plat and ordinance amendment MENT for property at the SE quadrant of Lexington Avenue and Trunk Hwy. 110. Mr. Duffy was present and stated that he had an informal meeting with the neighborhood and an informal meeting with the Planning Commission and City Council and based on those meetings the layout has been changed to reflect those concerns. The proposal includes the construction of a new Super America Gas Station/Convenience Store and a 32,000 sq. ft. retail center. He is asking that zoning be B-3 to the wall and that south of the wall be residential. He had 66% tenant commitment which also includes letter of intent. Mr. Bob Field of Croix Oil explained the Super America Gas Station/Convenience Store proposal. The store would be smaller than originally proposed with only two pump islands with a smaller canopy, streamlined roof with no car wash. Chairman Morson asked Planner Dahlgren to explain his report. Mr. Dahlgren stated that in a B-3 zoned area that gas stations, car washes and gun shops are not permitted uses, they can become a conditional use. He explained to the audience the requirements for uses, traffic, set backs, rezoning and the proposal itself. He also stated that he recommends that the road be directed between the station and mall for conformity as the other 3 quadrants of this intersection and for safety reasons. Chairperson Anderson asked if it was possible for a gun shop to be permitted in B-3. Planner Dahlgren said that it was possible as a conditional use in B-3. Mr. Duffy stated Bill's Gun Shop would only -sell what the City allowed as sporting goods. commissioner Gun Shop intended on responded, yes, but would allow. Page 3 January 24, 1989 Dwyer asked if Bill's selling guns. Duffy only what the City Chairman Morson stated that he felt the commission had inadequate material to discuss the plat review. He asked that Mr. Duffy complete the plans more thoroughly to comply with City Ordinance. Commissioner Dwyer asked Mr. Duffy to explain tax increment financing. Mr. Duffy explained how tax increment financing made the project feasible and affordable. He explained that his letters of credit and financing guaranteed that there was no risk to the City. Commissioner Duggan asked Mr. Duffy if his proposal could survive without Super America. Mr. Duffy stated that it could but that marketing studies have shown that these types of proposals compliment each other. Commissioner Duggan asked how many trips would have to be made at SA to make it profitable for them. The SA representative stated that during a 24 hour period 800-1000 trips, 18 hour period 600-800 trips, these are average. A station on a busy area may be higher, a neighborhood station may be less. This is an average. Busiest times for this type of station is between 6:00 to 8:00 a.m., 11:00 to 1:00 p.m., 3:00 to 6:00 p.m. Commissioner Dwyer asked Bob Fields if a feasibility report was done on this site, and what the trips were in that report. Mr. Fields stated he was not involved in the feasibility but would get the answer to that question. Chairman Morson asked members if there were any questions or comments. Allen and Judy Werthauser, 2044 Patricia street submitted a petition opposing this development for reasons of privacy to the Page 4 January 24, 1989 neighborhood, safety concerns for children, value of the homes going down. They also stated that the current use is acceptable but could use some cleaning up of garbage. Burl Bailey, 2086 Timmy Street, stated that the 75' setback and original wall was originally proposed to never have commercial. His other concern is traffic being drawn from the industrial area down the overused Lexington Avenue, does not think the intersection could handle the increase traffic. Harriet Bailey, 2086 Timmy Street, expressed concern over the loss of the bike trail and was opposed to a gun shop in the area. Daniel Case, employee of Schwinn, stated that from a business standpoint, Schwinn will lose business because people will not ride bikes to the store or parents won't allow their children to ride to their store because of the traffic this development would cause. Sam Shepard, 2141 Theresa Street, stated that he felt that traffic this development would bring, could not be handled by Lexington Avenue. Pete Dodson, William Court, stated that he felt that the neighborhood gets enough air plane noise and other pollutants, they don't need this development producing more traffic. A woman asked if traffic signals would be a part of this proposal. Mr. Danielson, Pubic Works Director, stated that Lexington Avenue is a county road and that the city could request the county to do a study to see if traffic signals are justified after the development is done. A gentleman stated that he felt that the area needs development but without a gas station. Rita Ryan asked how many parking spaces in the proposed development. Mr. Duffy Page 5 January 24, 1989 responded 123. Linda Dietz, 2924 Patricia, stated that she is against it because of the increase in traffic. She would like to see the existing center remain there, but cleaned up. The SA Representative, stated that they are drawing on existing traffic. Commissioner Duggan asked the owner of SOS how many trips are made to SOS. He stated that before the 494 opening it was at its its high peak, 500 -550, now at ts high, 200- 350. Larry Ryan, 2119 Patricia Str'eet, asked about Mr. Duffy's experience. Mr. Duffy ; responded that Duffy Development has been in business for three years. He owns one building which is up and running and has been a planner for 12 years. Chairman Morson stated that he felt the matter should be tabled until the next meeting. Residents requested that the developer provide them with what exactly he is proposing. ((i.e. plat showing existing and proposed zoning of the parcel and surrounding areas). Chairman Morson asked Mr. Duffy to provide this material to the City in a week to 10 days. Harry Wise, 3077 Timmy, stated that he felt the personal safety of the neighborhood was at stake. He liked what was there and that he felt tax increment financing should not be used. A real estate broker stated that no one could tell him house values would not go down. Mr. Werthauser, Al Werthauser's father, stated a development of this nature does not enhance a neighborhood. Ed Pastor, Paster Enterprises, addressed the Planning Commission rebutting Mr. Duffy's statement that the new development would not be competing with the Ayes: 7 Nays: 0 Page 6 January 24, 1989 existing Mendota Plaza. Mr. Pastor felt that Tax Increment Financing by the City was an unfair competitive edge for the new development. Mr. Pastor stated that he is also trying to attract the small, high cost tenants that are proposed for the new development. Commissioner Duggan asked the developer if he was willing to come back with something more in conjunction with what the neighborhood wants. Mr. Duffy stated that they would go back to the drawing board. Commissioner Duggan moved to continue the public hearing to the February 28, 1989 Planning Commission Meeting, at 8:00 p.m. Commission member Dwyer seconded. Planning Commission voted unanimously to commend Commissioner Bill Burke for his 9 years of outstanding volunteer service to the City as a Planning commissioner member. ADJOURN The meeting was adjourned at 9:35 p.m.