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1996-01-23 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES JANUARY 23, 1996 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, January 23, 1996, in the City Hall Council Chambers, 1101 Victoria Curve. The meeting was called to order at 7:30 o'clock P.M. The following members were present: Dwyer, Koll, Friel, Betlej, Lorberbaum, Duggan and Tilsen. Also present were Public Works Director Jim Danielson, Planning Consultant John Uban, Senior Secretary Kim Blaeser and Administrative Intern Patrick Hollister. HEARING: CASE NO. 95-31: MENDOTA HEIGHTS MOTEL - VARIANCE The Planning Commission acknowledged that Mr. Jaykar Bhakta, owner of the Mendota Heights Motel, located at 2180 Highway 13, was not present to discuss a request for a sign height variance. The Commission briefly discussed Mr. Bhakta's request and it was noted by Planner Uban that not enough information regarding the sign was submitted to answer questions regarding structural integrity and sign area. Commissioner Lorberbaum noted a discrepancy between the Planner's report and the Signatures of Consent form regarding the sign height variance. She asked that this information be confirmed and that property owners be informed if there was misinformation given. Chair Dwyer moved to table the discussion until February 27, 1996 at 7:30 P.M. because the applicant was not present to discuss this request and that staff should inform Mr. Bhakta of the Planning Commission's decision. REVIEW REQUEST FOR PROPOSALS FOR PLANNING CONSULTANT SERVICES The Planning Commission noted that Dahlgren, Shard low and Uban have served the City since the 1950s. Planner Uban informed the Commission that DSU had found that the written contract has not been renewed over the past nine years and that no fees for service have not been increased. Chair Dwyer stated that it is appropriate to "test the market" in lieu of simply agreeing to a new Planning Service with DSU. The Commission was of the consensus to send RFPs to DSU, NAC, BRW, Barton-Aschman and McCombs, Frank, Roos Associates. , , The Commission appointed Commissioners Betlej and Duggan to be involved in the final selection process. MISCELLANEOUS Commissioner Friel reviewed information about Legislative action regarding Comprehensive Plan/Zoning consistency. He stated that With this action, the City's Comprehensive Plan becomes the ruling document in zoning and comprehensive plan amendments occur without proper notice to nearby attended property owners. The Commission discussed the importance of informing the community of Comprehensive Plan Amendments and Rezoning Amendments The Commission directed staff to send a letter to our legislators asking them to describe where this change came from and explaining where they stand on the issue and to also send copies of the, letter to representatives from the Metropolitan Council and the AMM. HEARING: CASE NO. 96-01: SUPERAMERICA - CUP AND VARIANCES Mr. Michael Cronin, of Michael Cronin and Associates, representing SuperAmerica, was present to discuss a request for a Condition& 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 waah. Mr. Cronin explained that the proposed building will be set along the most narrow and only non-frontage edge of the site which would preserve the visual openness of the intersection. He explained that the proposed building will be of masonry construction and have a shingled hip roof, brick exterior, 2 and non illuminated fascia. He explained that a canopy will cover the gas area and that it will be internally illuminated with the Super America trademark signs and will have non illuminated fascia. Cronin explained that there will be a car wash identical to those in use at other Super America stores in the metro area. He explained that the car wash will be designed so the doors remain closed and the car remains inside during both the washing and drying cycles. He informed the Commission that there will be windows in the car wash which will help break up the building elevations. Cronin explained that signage will be located on the front of the store, above the car wash, on the canopy and on a pylon sign on the Highway 55 frontage. In response to Planner Uban's comments, Mr. Cronin stated that Super America can redesign the southwest corner of the property to maintain a twenty foot setback service area and that they can install more landscaping. He explained that they can revise the lighting to a lower level of intensity in the southwest corner of the property and that the property will be irrigated. Cronin explained that most of the parking activity will occur under the canopy and that the long term parking will be used by employees and will be screened by trees. Cronin stated that gasoline prices will be advertised on a free standing sign with prices also being advertised on the pumps. Cronin stated that the boxelder and elm trees will be removed from the site. He explained that trees removed from the MnDOT right-of-way will be replaced with extensive landscaping. He informed the Commission that a landscape plan will be filed with MnDOT. Commissioner Duggan inquired about maintenance of the MnDOT right-of- way. He also inquired about the "For Sale" sign on Highway 55 and if it is on MnDOT property. Mr. Cronin explained that the front yard setback of 60 feet for a convenience store is set by the specific standards for this use, 21.2(2)b and by the general provisions of the B-3 District. He stated that Section 17.4(5) requires a 100 foot front yard setback from adjacent major thoroughfares. Cronin stated that strict application of the three front setbacks to this parcel would create an undue hardship due to the following three conditions: 1. The orientation of the narrowest side of this lot being parallel to Highway 55. 2. Its most narrow dimension (200 ft) being perpendicular to Highway 55, 3. The need to maintain a 100 foot setback from TH 55 and a 60 foot setback from the parallel Northland Drive rather than a 30 foot front setback generally required in the B-3 District. Cronin stated that without the variance, the portion of this lot not in a required yard would be reduced to a narrow strip, varying in width from 40 feet to 140 feet, east of the centerline of the property. The impact of granting this variance reducing the setback along the Highway 55 frontage from 100 feet to 60 feet is mitigated by the 110 foot wide portion of right of way between the Highway 55 roadway and the property line of the site and the maintenance of a 60 foot setback from that property line. Cronin stated that while this setback extends 360 feet parallel to Highway 55, only 45 feet will be encroached upon by the building. The remainder is open parking, circulation, and gasoline pump islands. Cronin stated that a zoning advantage gained by having three frontages to the site is that the permitted sign area is increased dramatically. However, Super America is faced with the practical problem of locating a single pylon sign to serve three frontages. He explained that the proposed sign site is aligned with the major thoroughfare, Highway 55, but will be visible to persons looking into the site from Mendota Heights Road, though located well off the roadway. Cronin explained that due to the shape and dimension of the site, the sole conforming location for a pylon sign, not in a parking or circulation area, is between the parking area and the Mendota Heights Road access. Cronin stated that the location at this spot creates an undue hardship for visibility from Highway 55. The location proposed remedies this hardship, and is more compatible than placing the sign behind the landscaped and open edge of Mendota Heights Road. Cronin stated that due to the 150 foot distance from the sign to the actual roadways of both Highway 55 and Mendota Heights Road, Super America should be permitted to use a portion of their unused sign area to increase the size of the sign faces from 100 square feet to 148 square feet and reduce the ground clearance of the sign from 14 feet to 8 feet 9 in order to accommodate the sign within the 25 foot height limit. Cronin also explained that a portion of the trash enclosure encroaches into 4 the 60 foot setback from Northland Drive. Cronin explained that meeting the double front yard setbacks at this very narrow end of the site for the enclosure would create an undue and difficult hardship. Cronin explained that the Super America building will be a useful addition to the City of Mendota Heights. Chair Dwyer recognized the awkward nature of the site. He inquired if Mr. Cronin has submitted a revised plan which includes revisions as suggested by Planner Uban. Mr. Cronin responded no and that he is asking that the Planning Commission move this application forward with the stipulation that Super America submit a revised plan for City Council review. Chair Dwyer inquired if the Super America will be a 24 hour operation. Mr. Cronin responded yes. Chair Dwyer inquired if there will be an ATM available. Mr. Cronin responded yes. Dwyer inquired if there will be diesel fuel available. Cronin responded that they will have one single diesel island and that they try to discourage semi truck traffic. Mr. Bill Bahl, Super America Zone Manager, explained that Super America uses a specific fuel blend which tends to be too expensive for semi truck traffic. In response to a question from Commissioner Duggan, Planner Uban explained that the calculation for total sign square footage includes both sides of a sign. Commissioner Duggan stated that with the elimination of the trees on the MnDOT site, landscaping should be installed and controlled so the sign will always be visible. Commissioner Betlej stated there are two significant trees on the MnDOT property. Mr. Cronin stated that MnDOT will be marking the significant trees. Commissioner Duggan inquired if Super America will be purchasing the MnDOT right-of-way and if not, how MnDOT allow Super America to install landscaping. Mr. Cronin explained that private parties can petition the State for landscape improvements on State right-of-way. The Commission discussed the hours of operation and the possible maximum amount of traffic the Super America anticipates serving. Mr. Cronin explained that a 24 hour operation avoids chances of burglary because no one is leaving with money and that there are always two people in the store. Chair Dwyer stated that the Police and Fire Department should be given an opportunity to review this proposal. Commissioner Koll inquired about hazardous material spillage and car wash drainage. Mr. Cronin explained that the water from the cash wash will drain into the sanitary sewer system. Mr. Bale explained the process of cleaning hazardous material spillage. Mr. Bale stated that the proposed Super America station will not be a service station and that a bakery may be included. Commissioner Koll noted that the car wash exit area is narrow and she inquired if there will be vacuum service available. Mr. Cronin explained that vacuums will be available before the car is washed. Chair Dwyer noted his concern about setting precedence for other gas stations in the City by approving a 24 hour operation. Commissioner Betlej stated that a 24 hour operation, in this area, seems appropriate. Commissioner Lorberbaum inquired if Super America representatives are aware of any Industrial sites in Mendota Heights that are open 24 hours. Mr. Cronin stated that it is not just the business market Super America is trying to accommodate but also the residential market. Commissioner Duggan stated there is only so much traffic that can be generated through Mendota Heights. He stated that the City does not want more traffic and that the City does not need a lot of gas stations. He stated the City needs to be certain that this gas station can survive and that we need to protect the existing gas station businesses in the City. Commissioner Betlej inquired about the Zoning Ordinance requirement of storing trash within the principle structure. Planner Uban stated confirmed that the Zoning Ordinance requires trash to be kept within the principle structure and that this applicant has asked to have the trash outside due to fire issues/concerns. Commissioner Friel reviewed the different percentages of variances being requested by SuperAmerica. He stated that the site is too small for this proposal and that a hardship has not been demonstrating. Mr. Cronin inquired if Commissioner Friel is suggesting to explore the possibility of constructing this building without variances. Mr. Cronin stated that site is awkward and that they have done the best they can in utilizing the site. He further stated that he is uncertain if any other use could meet the required 100 foot setback. 6 Commissioner Friel informed the Commission that according to the Zoning Ordinance, motor fuel stations are not allowed as a Conditional Use in the B- 2 and B-3 Districts. Public Works Director Danielson explained that the motor fuel station, as a Conditional Use, in the B-2 and B-3 Districts was inadvertently left out when the City recodified its Ordinances. Commissioner Friel stated he his not comfortable in recommending approval of this request until the discrepancy is corrected. Commissioner Tilsen stated that the City has always discussed allowing this type of construction on the site. He stated that there may be a way to construct a building on this site without variances. Tilsen stated that he feels the proposal is a good idea and that the variance requests seem reasonable. He stated that he finds it difficult to apply the Ordinance requirements to this request. He stated that setbacks cannot always be adhered to as a practical matter. Planner Uban stated that the City could consider amending the Zoning Ordinance to reflect a 50 foot frontage as opposed to a 100 foot frontage in the B-3 District. Commissioner Koll stated that the 100 foot frontage requirement has always been an issue for this site and that it does seem excessive. Commissioner Betlej stated that he would rather recommend a variance than amend the ordinances. Chair Dwyer opened the meeting to the public. There was no one present to discuss this request. Commissioner Tilsen moved to close the public hearing. Commissioner Betlej seconded the motion. AYES: 6 NAYS: 1, FRIEL Chair Dwyer suggested that the Commission pass this recommendation on to Council with the understanding that the Ordinance be clarified. Commissioner Friel stated that staff should investigate the discrepancy regarding whether or not motor fuel stations and convenience stores are a conditional use within the B-3 District. The Commission inquired if there are alternative plans for this site. Mr. Cronin stated no. Commissioner Duggan stated that not all Super Americas are the same size. He suggested that a smaller building may negate the variance requests. 7 Commissioner Duggan moved to table the request until February 27, 1996 in order for the applicant to provide additional information on the following: 1. Documentation of appropriate installation and operation from the PCA. 2. Confirmation of drainage approvals and other permits from MnDOT. 3. Redesign of the southwest corner to maintain 20 foot setback to service area and a 20 foot landscape strip planted with evergreen trees in the southwest corner and along the service area south of the pylon sign on the west side. 4. Car wash operation to include heated exit apron and auto chassis blow dry during winter months. 5. Revised 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 the site to Highway 55. 9. Pylon sign area of more than 100 square feet. 10. Trash enclosure setback. 11. Building setbacks. In addition, Commissioner Duggan directed staff to contact the City Attorney's office for investigation on the discrepancy among various copies of the City zoning ordinance regarding whether or not motor fuel stations are a conditional use of this zone. Commissioner Friel seconded the motion. Commissioner Tilsen inquired about SuperAmerica's construction time line. Mr. Cronin responded that they will have a hard time downsizing the building. He stated that a variance will still be needed as they are trying to keep the intersection open. He stated that he would like the Planning Commission to give him specific direction and allow them to move on to 8 City Council review. VOTE ON MOTION: AYES: 4 NAYS: 3, KOLL, DWYER, TILSEN HEARING: CASE NO. 96-02: JIOVANAZZO - PRELIMINARY PLAT. Mr. Vincent Jiovanazzo, representing Tuthill Corporation's National Rod End Division, was present to discuss a request to subdivide a 7.6 acre site located at Waters Drive and State Highway 55 (Lots 1 and 2 of Le May's Addition). Chair Dwyer explained that this 7.6 acre parcel of industrial land is adjacent to the newly reconstructed Highway 55 along the frontage road. He stated that this property contains a MnDOT storm pond which the applicant proposes to dedicate to the State. Chair Dwyer stated the applicant wishes to eliminate the liability of owning the ponding. In response to a question from the Commission, Mr. Jiovanazzo explained that the National Rod End Division of Tuthill Corporation manufactures specialty rod end barriers. He explained that the Tuthill Corporation has owned this Division for 16 months. Commissioner Friel stated his concern that the State acceptance of the 2.42 acre site does not create a situation where the Tuthill Corporation will need to request variances in order to construct a building. Mr. Jiovanazzo stated that they do not anticipate requesting any variances. In response to a question from the Commission regarding maintenance of the MnDOT parcel, Mr. Jiovannazo stated that they would like to see the area maintained by the State as a natural site. Planner Uban stated that plantings will probably be installed this year or next and that it has already been seeded. Chair Dwyer opened the hearing to the public. There was no one present to discuss this request. 9 Commissioner Friel moved to close the public hearing. Commissioner Tilsen seconded the motion. AYES: 7 NAYS: 0 Commissioner Friel moved to recommend that the City Council approve the requested subdivision. Commissioner Duggan seconded the motion. AYES: 7 NAYS: 0 Chair Dwyer called a recess at 9:31 o'clock P.M. Chair Dwyer reconvened the meeting at 9:40 o'clock P.M. HEARING: CASE NO. 96-03: US WEST NEWVECTOR GROUP, INC. - CUP FOR CELLULAR TOWER AS AN ESSENTIAL SERVICE WITHIN THE B-4 ZONE Commissioner Friel informed the Commission that his employer, Briggs and Morgan, represents U.S. West New Vector Group, Inc. and that due to this association, he would be unable to participate in this discussion. Chair Dwyer excused Commissioner Friel. Mr. Jaymes Littlejohn, of Hessian, McKasy & Soderberg, was present to discuss a request from U.S. West New Vector Group, Inc. for a Conditional Use Permit which would allow the installation of a 100 foot high cellular telephone tower on the south side of the Mendota Plaza Shopping Center. Mr. Littlejohn reviewed charts which explained elevations from the south, northwest, northeast, southeast and from a church site looking west. Mr. Littlejohn explained that they will not be adding an equipment building because US West Cellular will be leasing space from the Mendota Mall Associates. Regarding Planner Uban's suggestion to remove the parking light from the pole, Mr. Littlejohn stated that US West Cellular as no objection to removing the light. 10 Regarding the proposed site location, Mr. Littlejohn explained that US West Cellular is interested in providing the best cellular service possible in the area He explained that the cellular engineers select sites based upon the expected performance of the site. Littlejohn stated that at one time this meant locating antennas on the highest point to cover the largest area. He stated that this assumption is no longer valid. Littlejohn explained that this site location is known as a "fill-in" site. He explained that a "fill-in" site is intended to improve cellular coverage in the specific area in which it is located. Littlejohn explained that US West Cellular has researched alternative sites in the community. He stated that the fire department site was tested and it was determined that it is too high in elevation and too close to US West Cellular's existing site on the Mendota Heights water tower to be of use. He stated that the ridge on which the fire department property is located is needed to separate the proposed cell from the adjacent cell served by the water tower. Littlejohn explained that they prefer to locate the tower on City property where possible, but there is no acceptable City owned site that will provide the needed "fill-in" coverage in Mendota Heights. Littlejohn explained that the Sibley High School property was also tested. He stated that this site would not allow US West Cellular to provide the best service possible to Mendota Heights. Littlejohn stated that as long as the Mendota Plaza site is approved, US West Cellular is confident that they will not need to seek another CUP to locate a cell site in the City of Mendota Heights. He stated that if they need to build at another location, they expect that at least one more site will be required in the City of Mendota Heights to provide quality service. Commissioner Tilsen inquired if this cell site would really be the last cell site to be constructed in the City. Littlejohn stated yes if they are allowed to construct the pole on the Mendota Plaza site. He stated they have no plans to construct another. The Commission discussed future projections and whether new technology will require additional sites in the City of Mendota Heights. The Commission inquired about the number of Mendota Heights residents who use cellular phones and they inquired about the capacity of the water tower site. Mr. Kent Steven, US West Cellular, informed the Commission of digital technology and how this technology will use current towers. Commissioner Duggan inquired about the capacity of the proposed tower. It was explained that one cell site contains 3 sectors which have 25 channels in 11 each sector. In total, there are 75 channels with each channel handling one call. Commissioner Tilsen stated there is a low number of towers in the City compared to the population of Mendota Heights. Chair Dwyer inquired if US West Cellular is aware of a senior housing proposal currently being reviewed by the City. Mr. Littlejohn responded no. Chair Dwyer inquired about site lines and that the monopole does not seem to fit into the area. He stated that the Mendota Plaza site is not a good location. Mr. Littlejohn responded that there are similar sites in Bloomington with residents nearby and that most people do not realize there is a tower. He further stated that he should have been advised of the senior housing proposal. Chair Dwyer stated that the City has treated this request as an essential service and he inquired if it is really considered an essential service. He inquired about additional landscaping. Mr. Littlejohn stated that cellular service has been determined to be an essential service in the City for quite some time. He stated that they are troubled at the suggestion that this may now be subject to change. He stated that since the structure height is already governed through the Conditional Use Permit process, the City already controls the location of the cell sites in the City. Littlejohn stated that US West Cellular can install a more slender pole if they are able to meet the structural and wind load capacities. Chair Dwyer inquired if the tower could work if it is reduced in height to 75 feet. Mr. Littlejohn responded no and that testing was done at the Mendota Plaza site using the height of 80 feet. He stated this height did not work and that 100 feet minimum is required. Commissioner Duggan stated that the Sibley High School site is a higher site and he inquired if the trees create a interference. Mr. Littlejohn explained that this site does not work because there are numerous cellular subscribers who require cellular service from their driveways to their destinations and the only way to make this possible is through a technique called frequency reuse. He explained that the consequence of frequency reuse is that cell site location is dictated more and more by topography and the location of other cells. He explained that if a site, such as Sibley, is either too high or too close to adjacent cells, the result is interference or "cross-talk" where two callers end up using the same frequencies and hearing each other's conversations. Commissioner Lorberbaum inquired if other sites north of the Mendota Plaza were considered. Mr. Littlejohn stated that Tom Thumb was not interested in allowing the cellular tower and equipment on their property. He stated that Par 3 Golf Course was considered but that it was too far north since 12 the lack of coverage appears to be in the area of Highway 110 and Dodd Road. A discussion ensued regarding the definition of essential services and whether or not a cellular tower is considered an essential service. Mr. Littlejohn stated the City's ordinance does address essential services as a communication device. Commissioner Betlej noted his concern with too many towers in the City. Commissioner Koll stated that this pole will appear to be a striking landmark and that she is concerned about its appearance in the downtown area of the City. Commissioner Tilsen concurred and he inquired about how the pole may affect the senior housing project. Mr. Littlejohn reviewed a site elevation where the pole appears to not be too visible from the senior housing area. The Commission discussed other possibilities of site locations which included State property, near power lines and gas service stations. Chair Dwyer opened the meeting to the public. Dr. Greg Lee, Dodge Nature Center, inquired about site visibility from the Lilly property which is owned by the Dodge Nature Center. It was determined that the pole would not be seen from the Lilly property. Commissioner Betlej moved to close the public hearing. Commissioner Tilsen seconded the motion. AYES: 6 NAYS: 0 Commissioner Duggan moved to recommend that the City Council deny US West Cellular's request for a Conditional Use Permit because the request is not compatible with the surrounding neighborhood as per the City's Comprehensive Plan. Commissioner Koll seconded the motion. AYES: 6 NAYS: 0 Commissioner Friel returned to meeting. HEARING: 13 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 County'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 the site acquisition process and how the property is in MnDOT right-of-way with several underlying fee owners. She explained that the HRA has received approval to acquire the MnDOT right-of-way assuming the HRA has the underlying fee. She stated that they have been working with the underlying fee owners and the HRA hopes to have the site acquisition completed by end of January. Ms. Gill stated there is a strong demand for senior housing and that the HRA has maintained an interest list. She explained that the proposed senior housing will consist of 65 units in one building. There will be 40 one bedroom units and 25 two bedroom units with 54 underground parking spaces. She explained the units will be available to seniors 55 years and older. She stated the building will include several features designed for seniors such as emergency pull cords in each unit, grab bars in bathrooms, underground parking, security entrances, handrails in the hallways, raised electrical outlets, strobe lights on the unit fire alarms and a large community room with a serving kitchen for organized activities. Mr. Jay Nelson, BRW Architects, stated that BRW has been working with the City and HRA in developing this site which has some constraints. He stated that the building has been oriented to allow the residents to have fine view of the wetlands. He stated the building is also visible from Highway 110 which allows for good marketing. Mr. Nelson stated that the proposed project is designed to be sensitive to the adjacent areas and that there has been a real effort to keep the building separate from the neighbors to the south. He stated that the south portion of the area will be kept open for watershed ponding. He explained that some existing trees will be kept but that some will be removed due to a storm sewer line location. 14 Mr. Nelson explained that access to the development will be through a new cul-de-sac extended from South Plaza Drive and that there will be parking to the north of the site. He stated the pathway system will be bituminous. Nelson stated the building will have a residential appearance with residential modules and shapes with end caps at each wing consisting of brick and gables. He explained that the entrance walkway will be covered. He stated that the northern elevation drops off and that is where the screened porch will be located along with the community room and outdoor patio space. Nelson explained that the covered entryway leads to the main entrance where there will be office space and elevators. He stated this will be the reception area where residents can get their mail and enjoy a fireplace, large community room, kitchen, storage, coat racks, restrooms and janitor space. He explained that laundry facilities will be available on each floor. He also explained that the units will be handicapped accessible with three units being fully handicapped accessible units. Nelson stated that the submitted site plan gives an excellent representation of what the site will look like. He explained that the landscaping will follow the driveway and boulevard. The materials will include trees, base planting, spruce trees and existing plantings. Chair Dwyer inquired about security. Mr. Nelson explained that the main entrance will be for visitors and that residents will have a door opening device. He stated that the first floor units are designed to be a little above the grade. Nelson stated the underground parking will hold 54 vehicles and that they have included for future expansion calculations. Chair Dwyer inquired about the average age of a resident. Ms. Gill responded 75 years. Mr. Nelson stated that vehicles become less important and that other forms of transportation are considered. Chair Dwyer inquired about the size of the vehicle entryway. Mr. Nelson stated that the entryway has been designed to accommodate a semi truck access. Commissioner Duggan inquired about employees. Ms. Gill responded that there will be an on-site caretaker. She stated this facility will not provide food service although it may provide for an occasional congregate dining event. Commissioner Friel inquired if the project occupies the entire MnDOT right- 15 of-way. Mr. Nelson replied that the project occupies the entire MnDOT right-of-way in its east to west boundaries. Commissioner Friel inquired about how the age limit is determined. Ms. Gill stated that the age of the head of the household is the determining factor for eligibility. Commissioner Duggan inquired about the wetlands. Public Works Director Danielson explained that a detailed analysis has been completed by Barr Engineering and that there are no wetlands on the site. In response to a question from Chair Dwyer, Ms. Gill explained that Dakota County HRA, in conjunction with the County and respective Cities, developed a financing program which utilizes General Obligation Development bonds, County Mill levy and Community Development Block Grants. Ms. Gill explained that 25 units will be offered at market rate rents and the balance will be offered at below market rates. In response to a question from Commissioner Friel, Ms. Gill stated that it is the intent of the Dakota County HRA is to be the long term owner of the property. Ms. Gill explained that the affordable unit prices will be in the range of $270-$540 for a 1 bedroom unit and $370-$640 for a 2 bedroom unit. Gill estimated that the market rate units may be $640 for a 1 bedroom unit and $740 for a 2 bedroom unit. She stated that garage space may be $40 per month. Commissioner Duggan stated that with only 40 units offered as affordable housing it appears the County is attracting wealthier elderly. Ms. Gill stated that all of the units are constructed the same. In response to a question from Commissioner Lorberbaum, Ms. Gill stated that the units are designed for independent living with a complete kitchen, bathroom, one or two bedrooms and living/dining area. Commissioner Lorberbaum stated that the size of the proposed building is larger than the other Dakota County Senior Housing buildings. She inquired about waiting lists and the time period. Ms. Gill stated there is about 1,500 people on the waiting list and that it is a 2 to 3 year wait. Commissioner Friel stated the City is moving ahead before a Senior Housing Ordinance is in effect. He stated that guidelines should be in effect to help ensure limitation. Planner Uban stated the Planning Commission can consider a change to the Comprehensive Plan and Zoning classification. Commissioner Betlej concurred with Commissioner Friel and stated that the Planning Commission should have an ordinance in effect to help guide them. 16 Chair Dwyer opened the hearing to the public. A resident of 2131 Aztec Lane noted her concerns for the size of the building and asked if Apache Lane will be extended. Planner Uban stated that Apache Lane would not be extended because the building would be in the way. He stated that the trail will be rerouted around the building. In response to a question from Chair Dwyer, Ms. Gill stated that it would not be the HRA preference to have a cellular tower constructed on the Mendota Plaza site. Dr. Greg Lee, of the Dodge Nature Center, inquired about ownership of property. He stated that he is under the impression that the Dodge Nature Center owns a small piece of land that the HRA is showing as its own. Dr. Lee stated that the possibility of the senior housing project adjacent to the nature preserve is a wonderful idea and that the proposed project is a real plus for the community. Dr. Lee inquired about berming and landscaping to help reduce site lines of the senior housing project from the nature preserve. Mr. Nelson stated that plantings will be installed. He explained that the grading elevations are very high which makes for steep slopes. He pointed out that there is a stream east of the property where beavers build dams. Commissioner Friel inquired about property ownership and whether or not the Dodge Nature Center owns part of the property. Ms. Gill stated that it was some time ago when this was discussed and that the HRA will verify property ownership. Commissioner Friel noted his concern for the legal description accuracy. Ms. Goodrich, Friendly Hills resident, noted her concern for the height of the building and increased traffic. She specifically was concerned about traffic stacking in the Friendly Hills neighborhood. Commissioner Lorberbaum stated that the bank building is three stories high just like the senior facility but that the senior housing project seems higher because it is to be located on a hill. Ms. Goodrich noted her concern for privacy. Commissioner Friel inquired about outdoor lighting. Mr. Nelson stated the parking lot will be lit with seven "shoe box type" 20 foot pole lights. He stated that there will be fixtures at the garage entry and there will be down lighting under the canopy. He stated there may be some lights on the roof to showcase the building and may be signage lighting. Commissioner Tilsen stated that the City does not allow exterior lighting on signage. He stated 17 he would like to see the lighting decreased. Tilsen stated he would like to see the lighting more subtle and that ground lighting should be considered. Commissioner Tilsen stated that the line of vegetation indicates a wetland. He inquired that if there were construction within 100 feet of a drainage area would a wetlands permit be needed. Commissioner Tilsen stated he envisioned the building facing a different direction. He stated that he would like to see the architect consider rotating the building 90 degrees. Mr. Nelson stated there are serious land constraints. He stated that the building is open to the north in order to allow the Dodd Road visibility. Commissioner Lorberbaum was excused at 11:35 o'clock P.M. Commissioner Tilsen suggested that the Parks and Recreation Commission should review the trail way to Friendly Hills. The Commission noted concerns for tree loss. Dr. Lee stated that the proposed 65 units is an increase from the number of units discussed a year ago. He stated that a two story building instead of a three story building would help concerns for site lines and privacy. Commissioner Duggan stated that he would like to see the site with only the 40 subsidized units and without the 25 market rate units. Commissioner Friel moved to continue the public hearing until February 27, 1996 in order to give City staff and Dakota County HRA time to address the following: 1. Preparation of an ordinance amendment addressing senior facilities. 2. Address options for providing some sort of guarantee that the use will remain exclusively for senior housing in perpetuity. 3. Clarification of the issue of ownership of that piece of the site claimed by the nature center. 4. Addressing the impacts of a reduction of the potential light spillage onto nearby properties through either lowering the light poles or decreasing the intensity of light on the site. 18 5. Soften the curves on the trail and address paving the trail all the way to Friendly Hills. 6. Discussing the issue of rotating the building 90 degrees. 8. Identification of the number, type, and size of trees to be removed from the site. 9. Addressing the possibility of creating a two-story building on the site with only the 40 subsidized units and without the 25 market rate units. Commissioner Duggan seconded the motion. AYES: 6 NAYS: 0 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 12 o'clock A.M. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary 19