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1994-01-25 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES JANUARY 25, 19 94 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, January 25, 1994, in the City Hall Council Chambers, 1101 Victoria Curve. The meeting was called to order at 7:30 o'clock P.M. The following Commission members were present: Koll, Dreelan, Duggan, Hunter and Tilsen. Commissioners Friel and Dwyer were excused. Also present were Public Works Director Jim Danielson, Planning Consultant John Uban, Administrative Assistant Kevin Batchelder and Senior Secretary Kim Blaeser. APPROVAL OF MINUTES Commissioner Koll moved to approve the December 28, 1993 minutes with corrections. Commissioner Dreelan seconded the motion. AYES: 4 NAYS: 0 ABSTAIN: 1, HUNTER HEARING: CASE NO. 94 -01: WANDSCHNEIDER - VARIANCE Mr. Michael Wandschneider, of 1289 Lakeview Avenue, was present to discuss his request for a variance for accessory structure setback which would allow the construction of a one hundred forty four (144) square foot shed. In response to a question from Commissioner Koll, Mr. Wandschneider stated he has owned the house for one year and that the house was moved onto the property in 1936. He further explained the proposed shed will be used to store various maintenance and lawn equipment. Commissioner Koll inquired if the boulders will be kept for ornamentation. She further inquired about the trucks stored on his property. Mr. Wandschneider stated the boulders will be kept. He further explained he is an independent contractor and that one truck is being stored on a temporary basis as he snowplows for the Metropolitan Airports Commission. He stated he presently stores his lawn and maintenance equipment inside his garage and that is why his personal truck is not in the garage. Planning Commission Minutes January 25, 1994 Page 2 Mr. Wandschneider stated the proposed shed may be used on a temporary basis. He stated he is considering the construction of a new detached garage. He stated he is aware he can only have one accessory structure on his property and if he constructs a detached garage he will remove the shed. Commissioner Koll inquired if landscaping will be completed. Mr. Wandschneider responded he will be installing more trees and he could plant some shrubbery. Commissioner Dreelan stated she has no concerns with the construction of the shed. She inquired what type of materials will be used. Mr. Wandschneider submitted a brochure explaining the type of materials used. He further explained a contractor will construct the shed. Commissioner Tilsen stated it is clear the hardship presented is due to the location of the home on the land. In response to a question from Commission Tilsen, Mr. Wandschneider stated his property is 150° by 180'. Commissioner Tilsen stated there is no other area available to place the shed. In response to a question from Commissioner Tilsen, Planner Uban stated he has suggested that the materials used be earth tone in color to help soften the visual appearance from the street. He further stated shrubbery will also help. Uban further stated the shed should be placed further back than the established front yard setback of the neighboring home. Vice Chair Duggan opened the meeting to the public. There was no one present to discuss this request. Commissioner Koll moved to close the public hearing. Commissioner Tilsen seconded the motion. AYES: 5 NAYS: 0 Commissioner Tilsen moved to recommend that the City Council grant a variance with the following conditions: 1. That shrubbery be installed to provide screening of the shed on the street side. 2. That the placement of the shed be placed behind the established front yard setback of 1281 Lakeview Avenue; 3. That the color of the shed either match the home or be tan in color. Vice Chair Duggan suggested that submitted for City Council review. Commissioner Dreelan seconded the motion. Planning Commission Minutes January 25, 1994 Page 3 more precise drawings be AXES: 5 NAYS: 0 HEARING: CASE NO. 94 -02: HUDSON COMPANY - VARIANCE Mr. Jim Hudson, owner of Hudson Company located at 1460 Sibley Memorial Highway, and Mr. Iry Kilstofte, Architect, were present to discuss a request for a rear yard setback variance in the "I" - Industrial Zone which would allow the construction of a warehouse addition of 34,000 square feet on an adjacent parcel. Mr. Kilstofte explained the proposed warehouse addition will match the existing building. He stated the building will be rock faced concrete block painted white and will have color bands. He stated the building will be seven feet (7') higher than the existing building. Kilstofte stated the additional warehouse will be used for long term cold /frozen storage. He further stated signage will not be repeated on this new building. He explained they will not be adding another driveway as there is a seven foot (7') raise in the grade which will create a berm effect. Mr. Kilstofte explained that they are proposing a catch basin with manhole and drainage pipe in order to drain storm water from the rear of the building. Kilstofte described the drainage and ponding that would be used on the front portion of the site. In response to Vice Chair Duggan's request, Planner Uban explained the old and new Highway 13. He explained that Mr. Hudson's property is unique in that there are two right -of -ways. He stated the old Highway 13 is on the front of the property where the existing warehouse's access is. He explained the new Highway 13 is to the east (or rear of the property). He explained the property adjacent to the new Highway 13 and also abuts the east side of Mr. Hudson's property is owned by Mr. McNeil. Uban stated within the Industrial Zone a forty foot front yard setback is required and the rear yard setback requirement is fifty feet. Uban stated the rear yard of Mr. Hudson's property is encumbered with utilities and easement and that the building is ( Planning Commission Minutes January 25, 1994 Page 4 approaching the easements. Uban stated that only a forty foot variance would have been required had MnDOT acquired the McNeil property. He further stated that the McNeil property is a tiny sliver of property that probably cannot be developed on due to size and setbacks. In response to a question from Vice Chair Duggan, Administrative Assistant Batchelder explained the City's code enforcement situation with the McNeil property. Mr. Kilstofte briefly explained the proposed landscaping. He explained that junipers will be placed to visually screen the trucks from the top of the hill and on the south side of the building there will be shade trees placed. Vice Chair Duggan inquired if Mr. Hudson would be amenable to installing trees separating his property and the McNeil property. Mr. Hudson stated it would be - nice to block the view and that he is not opposed to installing more landscaping. In response to a question from Vice Chair Duggan, Public Works Director Danielson stated the old Highway 13 will be used by Hudson Company and LCS Company. He stated the new Highway 13 will be used by most of the traffic. Danielson stated MnDOT will maintain the old Highway 13 and that they are discussing turning over the highway to the County. Mr. Hudson stated he has approached Mr. McNeil about purchasing his property. He stated that he informed Mr. McNeil that the site must be clean up before he will purchase the property. Commissioner Tilsen discussed the sewer relationship to the proposed building. He stated that the McNeil side will be more visible from the building. Danielson stated that he prefers no shrubbery or trees be placed within the easement. Tilsen stated that without the setback variance there is enough room for screening. He inquired if a forty foot easement is adequate and he further inquired if the depth of the sewer is adequate. Danielson responded yes. In response to a question from Commissioner Tilsen, Administrative Assistant Batchelder explained that Mr. Hudson originally received a Conditional Use Permit to operate a freight terminal and site plan review by Council in March of 1992. He explained that Council placed conditions on the approval: Planning Commission Minutes January 25, 1994 Page 5 1. Forty new evergreen shrubs be planted along TH 13 at a separation of five feet on center. 2. Indoor storage of trash receptacles be provided. 3. Fuel tank installation according to State standards. 4. Proper hazardous waste management. Batchelder stated that all conditions have been or are being complied with. In response to a question from Commissioner Tilsen, Danielson stated that Perron Road exists to serve the McNeil property. He stated that if Mr. Hudson acquires the property, then the City could discuss vacating the right -of -way. He stated that LCS Company may still use the road and that they could maintain it as a driveway. Commissioner Tilsen inquired if the warehouse expansion could be moved to the south instead of to the east. Planner Uban responded that if the right -of -way is moved then the setback could be moved. Commissioner Tilsen inquired about moving the fire hydrant and relocating it. Danielson stated that this will have to be reviewed by the Fire Marshal. Commissioner Tilsen inquired if there is an alternate ponding location. Uban responded that the ponding areas shown are in the existing ditch. He stated if the State holds the old highway they should grant a permit as the ponding becomes a wetlands and then restricts the right - of -way. Vice Chair Duggan inquired what if the State is intractable. Uban responded that the ponding could be incorporated into the design of the building /parking. Vice Chair Duggan stated that the Commission's recommendation should be subject to Engineer's approval. He stated the Commission's recommendation should include petition for vacation, building permit review, variance approval, berming approval, State right -of -way ponding permit, landscape plan, signage and lighting in the parking lot. Mr. Kilstofte responded that no new signage is being requested and that the parking lot will be lit from lights mounted on the building. Mr. Hudson stated that the existing building's lot is lit this way and the trucks do not have a problem backing into the lot. Mr. Kilstofte stated they would like to remain consistent with their existing lighting plans. Mr. Hudson stated AYES: 5 NAYS: 0 Planning Commission Minutes January 25, 1994 Page 6 the building is open 24 hours a day with six staff members present at night. Vice Chair Duggan stated the amount of green area is thirty eight (38) percent with the grassy area in the rear. He inquired if this is adequate. Public Works Director Danielson stated yes. Commissioner Tilsen stated there is a five foot (5°) strip along the building which would allow room for screening or landscaping. Danielson responded that that portion of the building will be buried. Mr. Kilstofte stated the building material is rock faced block. He stated eight feet (8°) of the building will be buried and twenty-four feet (24°) of the building will be above ground at the rear. Vice Chair Duggan inquired if landscaping will be completed along this area. Mr. Hudson responded he would like to wait until an agreement has been made with Mr. McNeil, Mr. Hudson further stated there will be no new signs on the building and that just the logo band will be continued. The Planning Commission determined that the configuration of the property, the proximity of the rear yard to new Highway 13 and the McNeil sliver of property combine to form a practical difficulty and hardship. Vice Chair Duggan opened the meeting to the public. There was no one present to discuss this request. Commissioner Hunter moved to close the public hearing. Commissioner Tilsen seconded the motion. Commissioner Tilsen moved to recommend that the City Council approve a ten foot (10°) rear yard setback variance to allow construction of the warehouse, as proposed, with the following conditions: 1. That relocation of the hydrant be subject to City Engineer approval. 2. That the storm water ponding plan be subject to City Engineer, Dakota County and MnDOT approval. Planning Commission Minutes January 25, 1994 Page 7 3. That the applicant petition for a vacation of the utility easement. 4. That the variance be subject to City Council review of the building permit. 5. That more landscape materials be added on the east side at a future date subject to City staff approval. 6. That berming or a retaining wall be considered along Highway 13. 7. That external lighting for the proposed warehouse be consistent with the existing lighting on the existing building. Commissioner Koll seconded the motion. AYES: 5 NAYS: 0 DISCUSSION WITH DAKOTA COUNTY HRA REPRESENTATIVES REGARDING SITE LOCATION FOR SENIOR HOUSING Ms. Kari Gill, Deputy Director of Dakota County HRA, was present to present a slide show and answer questions from the Commission regarding the selection of a site in Mendota Heights for a senior housing project. Ms. Gill explained the HRA currently has five existing senior housing developments within Dakota County with another one under construction. She explained that their buildings are independent living as opposed to congregate living. She stated that seniors have an option to contract out services which are not provided by the HRA. She explained that the average age of seniors living in the developments is 73 years with twenty-two (22) percent over the age of 80. She explained that one hundred (100) percent of the seniors are from Dakota County. In response to a question from Vice Chair Duggan, Ms. Gill clarified that the senior housing development plan was not State mandated but a Capital Improvements Plan initiated by Dakota County. She explained that the County proposed to develop ten senior housing developments within Dakota County. She stated the City of Mendota Heights was originally slated for construction Planning Commission Minutes January 25, 1994 Page 8 of a senior housing development in 1998. She stated that the plans are now to acquire property in 1994 and construct the building in 1995. Vice Chair Duggan stated the City Council has earmarked funds for site selection with Community Development Block Grant (CDBG) funds. Ms. Gill presented a slide show reviewing statistics on senior population in Dakota County, the number of seniors on waiting lists in 1992 and 1993 and the demand for senior housing. Ms. Gill reviewed slides of senior developments in Lakeville, West St. Paul, Burnsville, Eagan, Hastings and Inver Grove Heights. She explained that each of the developments include community rooms, living units and underground parking. She noted that each of the developments have been designed to fit well within each of the neighborhoods (i.e. siding in West St. Paul, brick in Hastings and stucco in Eagan). She further explained that the development in Burnsville has already been expanded with twenty (20) additional units. She further stated that some of the Cities have provided additional funding for alternate items (i.e. brick and additional units). Gill further stated that the Eagan site leases garage space to the DARTS transportation program. In response to a question from Vice Chair Duggan, Gill stated the County has an option on a site in Apple Valley for a 50 unit building. Gill stated the Cities of South St. Paul and Rosemount have earmarked monies for senior housing. Gill reviewed a typical floor plan of each unit. Ms. Gill also explained the County has used the same architectural firm with a low bidder for construction of the buildings. Duggan stated that Mendota Heights has a large population of seniors and he inquired if the County would come back in the future to expand the units. Ms. Gill responded that this could be a long term goal but that some Cities have extra land available for any additions. Vice Chair Duggan referring to the "Needs Assessment and Market Demand Study for Senior Housing in Dakota County", page 8, noted that Mendota Heights estimated senior population exceeds that of Dakota County's estimate over the same period of time. Planning Commission Minutes January 25, 1994 Page 9 In response to a question from Commissioner Tilsen, Ms. Gill stated the County receives funding from the mill levy for debt service on bonds and federal funds for programs. She further explained the County provides programs for rental assistance, low rent housing and CDBG. Ms. Gill stated the Dakota County HRA maintains and manages the senior housing projects. Commissioner Tilsen stated he has no argument in that there is a need for this type of housing but inquired why the HRA owns the facility when there is a market for rental units. Commissioner Tilsen inquired as to why private owners are supplying funds with the encouragement from HRA. Ms. Gill responded in order to reach rent levels it can only be done with public money. She stated there are a lot of private units available but they are not affordable for low income renters. She further stated the HRA buildings are much smaller than typical apartment buildings. In response to a question from Vice Chair Duggan, Planner Uban cited information from Section 12.4(3) of the Zoning Ordinance regarding minimum floor area requirements. Ms. Gill stated the City of Burnsville granted variances, however it appears they meet Mendota Heights requirements for floor area. In response to a question from Vice Chair Duggan, Ms. Gill stated once the property is purchased, it is removed from the tax rolls. Ms. Gill explained rental prices for one bedroom apartment ($260 to $530) and for two bedroom apartments ($360 to $620). She further stated that garages are rented. She stated the average rental prices is $300. Ms. Gill stated they have been constructing approximately 1/3 of the apartments as two bedroom. She explained that the ongoing maintenance of the building is contracted out. She explained their leasing procedures as being the same as most apartment complex rentals. In response to a question from Commissioner Koll, Ms. Gill explained the site acquisition is paid for through CDBG funds, the building is constructed by the HRA with high quality building standards used and any upgrades such as brick and additional units are funded by the City. Planning Commission Minutes January 25, 1994 Page 10 Vice Chair Duggan reviewed the list of Senior Housing Site Selection Criteria: 1. Site size - Enough land for up to 40 units senior housing; 2. Zoning - current or proposed multi - family residential; 3. Access to community services, health care, grocery shopping and retail facilities; 4. Access to roadways - Suitable access to site; 5. Access or availability of utilities; 6. Access or availability to transportation networks; 7. Topography; 8. current and proposed surrounding land use; 9. Current and past character of nearby area neighborhood; 10. Stability of neighborhood, future trends in area; 11. Security /freedom from crime in neighborhood. A discussion ensued regarding how the Commission will arrive at suggesting site locations for the City Council to review. Commissioner Tilsen felt that not all sites within the City have been considered. The Planning Commission reviewed the following sites for location of a senior housing development: 1. The Garron site on the north edge of Acacia Park Cemetery overlooking the Mendota Bridge. 2. The west edge of the Resurrection Cemetery along Highway 55. 3. The Center Point South property that was just recently filled with surplus MnDOT fill material. This site is along Lexington just north of Resurrection Cemetery. 4. The Curley Furniture site at Lexington and Highway 110. 5. The Freeway Road site just north of 110 and east of Dodd Road. This actually may comprise of several different locations in the same area. 6. The MnDOT Highway 149 right -of -way next to South Plaza Drive at the east of the shopping center, west of Dodge Nature Center. This site is primarily MnDOT right -of -way. 7. The corner of Mendota Plaza where Highway 149 and South Plaza Drive intersect. This is an underutilized area of land behind the shopping center. Planning Commission Minutes January 25, 1994 Page 11 Commissioner Tilsen stated the List of Criteria does not fit Mendota Heights characteristics. He stated the cost of land in the City is significantly higher. He further stated the proximity of land to specific shopping areas is minimal. He stated the City's list of criteria should include proximity to parks with an emphasis on recreation. Commissioner Hunter stated the Commission should consider land that is otherwise difficult to utilize so that we are not removing prime property from the tax rolls. Commissioner Tilsen stated the entire project is funded by tax dollars. Vice Chair Duggan stated this is providing a needed service to the community. Commissioner Hunter stated the City should be fiscally responsible. Commissioner Tilsen stated the City should consider areas outside of Mendota Heights. Ms. Gill stated the City of Lilydale has not participated in the CDBG program. Vice Chair Duggan pointed out the survey conducted by the Dakota County HRA on Senior Housing includes Lilydale, Mendota, Mendota Heights and Sunfish Lake. The Planning Commission eliminated the west edge of Resurrection Cemetery along Highway 55 and the Centre Point South property. It was determined that the Resurrection site does not offer much access and the Centre Pointe South site may be too costly. The Commission was of the consensus to rank the following sites for possible siting of a senior housing project: 1. The corner of Mendota Plaza where Highway 149 and South Plaza Drive intersect. 2. The MnDOT Highway 149 right-of-way next to South Plaza Drive as the east of the shopping center, west of Dodge Nature Center. 3. The Freeway Road site just north of 110 and east of Dodd Road. 4. The Curley Furniture site. 5. The Garron site on the north edge of Acacia Park Cemetery. Commissioner Tilsen stated other sites should be considered. Vice Chair Duggan stated that the list of criteria includes seven important characteristics in which staff should review in analyzing the top site selections for the next Planning Commission meeting in February. In response to a question from Commission Planning Commission Minutes January 25, 1994 Page 12 Tilsen, Planner Uban reviewed the zoning of each site. Vice Chair Duggan asked that the Planner Uban prepare a report on individual site difficulties and that staff provide a report on current zoning and possible difficulties in constructing a housing development within the zone. Vice Chair Duggan also directed staff to provide a letter describing the MnDOT agreement. Vice Chair Duggan also requested a map be provided showing location of each property. Ms. Gill stated she would return to the February meeting for further discussion. VERBAL REVIEW Public Works Director Danielson provided a verbal review of City Council actions on previous Planning Commission recommendations. ADJOURNMENT There being no further business, the Planning Commission adjourned at 10:35 o'clock P.M. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary