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1993-10-26 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES OCTOBER 26, 1993 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, October 26, 1993, 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, Friel, Hunter, Duggan and Tilsen. Commissioners Dwyer and Dreelan 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 Hunter moved to approve the October 12, 1993 Special Meeting Minutes as amended. Commissioner Tilsen seconded the motion. AYES: 4 NAYS: 0 ABSTAIN: 1 - FRIEL HEARING: CASE NO. 93-25: DEEB - CONDITIONAL USE PERMIT AND WETLANDS PERMIT Vice Chair Duggan explained that Mr. Gerald Deeb informed staff that he will be unable to attend tonight's scheduled public hearing due to a business conflict. Duggan informed those members of the audience present that the item would be continued to the November 23rd regular Planning Commission meeting. Commissioner Koll moved to continue the public hearing to November 23, 1993 at 7:30 o'clock P.M. Commissioner Hunter seconded the motion. AYES: 5 NAYS: 0 The Planning Commission directed staff to contact Mr. Deeb to discuss inaccuracies regarding dimensions and scale on Mr. Deeb's site plan. Commissioner Friel stated he would like the total square footage calculated for both Mr. Deeb's lot and existing garage. Planning Commission Minutes October 26, 1993 Page 2 DISCUSSION OF REQUEST BY DAKOTA COUNTY HRA TO BEGIN SITE SELECTION PROCESS FOR SENIOR HOUSING Administrative Assistant Batchelder explained that Dakota County Housing and Redevelopment Authority (HRA) has plans to construct a 40 unit senior housing development in Mendota. Heights and that they have contacted the City to begin the site search analysis. He explained the HRA's original Capital Improvement Plan (CIP) had slated Mendota Heights' senior housing project for 1998 construction. He stated the HRA's original CIP included completion of ten senior housing projects throughout Dakota County. He stated five have been completed with a sixth under construction. Batchelder stated that a revised CIP is being proposed to the Dakota County Board. He explained that the revised CIP includes plans for the implementation of the Mendota Heights senior housing project in 1995, instead of 1998 due to an increase in demand for senior housing both in Mendota Heights and throughout Dakota County. Batchelder explained that the HRA would like the Planning Commission and City Council to identify two or three sites which are suitable for construction. He stated the HRA will conduct their analysis on these sites and then work with the City to choose a final site and begin construction. Batchelder explained the City Council has set aside money from 1992 and 1993 Community Development Block Grants for senior housing site acquisitions. He stated the money totals $102,000. He stated the City Council will likely earmark the 1994 CDBG money for the same purpose. Batchelder handed out photographs submitted by the HRA of existing housing projects. He stated the HRA has offered to provide tours of the existing facilities and to be available to answer questions at a later meeting. Batchelder stated the Planning Commission copy of the Needs Assessment and Market Senior Housing in Dakota County along with the Community Survey conducted by the Counc In response to a question from Commissioner stated there are five categories of senior housing, independent living, congregate housing and nursing home. has been given a Demand Study for the findings from il. Friel, Batchelder housing: cottage living, assisted Planning Commission Minutes October 26, 1993 Page 3 Batchelder explained the market demand and needs assessment is an update to the 1988 Study, on which the current senior housing plans are based. He explained that Dakota County is broken down into market areas for the purpose of senior housing markets. He stated that the Mendota Heights market area includes Mendota Heights, Mendota, Sunfish Lake and Lilydale. Batchelder explained Dakota County is a growing county and all population trends indicate that it will grow from roughly 293,000 people in 1992 to approximately 335,000 in the next five years. He stated all senior housing market areas are predicted to grow in this same five year period. Batchelder explained the number of seniors and the percent of seniors to the total population in the Mendota Heights market area defined for the senior housing to be 1,521 or 13.7 percent. He pointed out that West St. Paul has the highest percentage of seniors (21.9%) and that Eagan (2.1%) has the lowest percentage. Vice Chair Duggan pointed out that the projected increase for Mendota Heights is higher than the average projection. He stated he would like to see these numbers verified. He inquired how these projections are compiled. Batchelder stated the information is gathered from the IRS, the Census and demographic trends. Commissioner Friel stated Mendota Heights has a high percentage of financially well off people over the age of 65. Batchelder explained the median income, in 1992, of senior households ranged from $17,096 in the Farmington Market Area to $44,184 in the Mendota Heights Market Area. He explained the income limits for Dakota County's HRA housing projects to be $27,800 for a single person and $31,750 for a couple which is defined as "low" income and $17,350 for a single person and $19,850 for a couple which is defined as "very low" income. He stated, according to Dakota County HRA, the average income of seniors served in the senior housing projects is $13,365. Batchelder compared the total population projections. He explained that the total population for 1992 is 11,112 and the total projected population for 1997 to be 12,565. He explained the total population of people 65 years of age and up in 1992, to be 1,521 and for 1997, 1,772. He stated the senior population, those aged 65 and over, is expected to grow by approximately 4,000 between 1992 and 1997. Batchelder reviewed a chart which showed total households, total number of senior households and their percentages to total households in each market area in Dakota County. He Planning Commission Minutes October 26, 1993 Page 4 explained the chart also compares median household income to senior median household income. He explained there are an estimated 4,076 households in the Mendota Heights market area for 1992, with a projected 4,791 households for 1997. He explained that of these households, 948 are occupied by seniors in 1992 with an estimate of 1,137 senior households estimated for 1997. Batchelder noted that while the first chart showed that seniors constituted 13.7 percent of the population in the Mendota Heights market area for 1992, they occupy 23.3 percent of the households. He explained that the median household income for seniors is $44,184 for 1992 and is estimated to be $52,031 for 1997. Commissioner Friel stated he would like to pursue the source of information regarding these figures. Vice Chair Duggan noted there may be some inconsistencies within the charts provided by the HRA. Batchelder reviewed a chart which demonstrated the potential number of senior households in the area which might be in need of financial assistance for housing. He explained in Mendota Heights there are 248 senior households with incomes less than $25,000. He explained the estimated number of senior households needing financial assistance is estimated at 142 for 1992. He explained that this estimate is based on 50 percent of the "very low" and "low" income senior households. He explained that by 1997 it is estimated that 92 senior households will need financial assistance for housing. Batchelder reviewed a chart indicating within the Mendota Heights market area, of the 1,402 households with seniors residing in them, 283 are living alone, 1,105 are in family households, 14 are in non-family households and 0 in group quarters. He explained that of these senior households, 70 percent are homeowners and 30 percent are renters. Batchelder reviewed a chart indicating the preliminary priority list for senior housing needs in 1997. He explained there will be a demand for 107 subsidized units in Mendota Heights in 1997. He explained that this number assumes that the 40 unit building will be constructed and they have been subtracted from the total demand. He also explained the final survey results recently conducted by the City Council. Vice Chair Duggan reviewed probable site locations as suggested by Planner Uban. 1. The Garron site on the north edge of Acacia Park Cemetery overlooking the Mendota Bridge. Planning Commission Minutes October 26, 1993 Page 5 2. The west edge of the Resurrection Cemetery along Highway 55 3. The Centre Pointe 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 parcels 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. Vice Chair Duggan suggested several items the Planning Commission and City Council should considering discussing with representatives from the HRA regarding additional costs to the City for upgrading the construction of the housing complex, lost revenue - if any, the concept of quality and location of the building with the emphasis on compatibility to existing neighborhoods. Administrative Assistant Batchelder reviewed the site locations on the City's Land Use map. Vice Chair Duggan reviewed the Senior Housing Site Selection Criteria as provided by the HRA: 1. Site size - Enough land for up to 40 units of 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. Vice Chair Duggan stated the City may wish to review the Comprehensive Plan while reviewing the senior housing project. He stated City is currently using the 1979 Comprehensive Plan and that it may be worthwhile to update the plan using the senior housing project as an integral part of the Planning Commission Minutes October 26, 1993 Page 6 comprehensive plan concept. A brief discussion ensued regarding other possible sites within the City not mentioned by the Planner. It was the consensus of the Planning Commission that a tour be conducted of senior housing projects in the area and that a representative from the Dakota County HRA attend the January Planning Commission meeting to discuss this item further. CONTINUED HEARING: CASE NO. 93-24: CITY OF MENDOTA HEIGHTS - ZONING ORDINANCE AMENDMENT - ACCESSORY STRUCTURE Vice Chair Duggan explained that the Planning Commission had - continued the public hearing from their September meeting to allow Commissioner Friel, Planner Uban and City staff to revise the language to the various provisions that address accessory structures/garages. Commissioner Friel explained that the principal changes from the September meeting are to Section 4.18(4) regarding the maximum floor area of a garage. He stated the Ordinance now makes clear the requirements for obtaining a conditional use permit. Vice Chair Duggan stated he would like to receive a copy of the City Council Meeting Minutes from April of 1993 regarding Accessory Structures and Conditional Use Permits. A brief discussion ensued regarding the definition of a garage and accessory structure. Commissioner Koll stated she would like to see the ordinance allow garages within a minimum and maximum size. She stated the Conditional Use process is an extensive and expensive process. She further stated the needs and desires of the community have changed along with the aesthetics and that some older homes do not have adequate garage space and to process a CUP for increasing garage space would be very expensive. Vice Chair Duggan stated if the Ordinance regulates a minimum/maximum approach to garages, the owner is left to construct a garage at their own discretion without the City having restrictions. He stated there could be conflicts regarding setbacks and then the City could be trapped in setting precedent in granting variances. Planning Commission Minutes October 26, 1993 Page 7 Administrative Assistant Batchelder explained that the City used to have a Minor Conditional Use Process for sheds and fences. He explained the process had been changed in 1991 to help standardize the conditional use process. Commissioner Tilsen stated the process is expensive, approximately $1,000. Batchelder stated the applicant is aware of the requirements for obtaining a conditional use permit and building permit process at the time of their meeting with staff and planner. Commissioner is the right Commissioner Commissioner AYES: 5 NAYS: 0 Koll stated the process is expensive and that it of an owner to have a garage on their property. Friel moved to close the public hearing. Hunter seconded the motion. Commissioner Friel moved to recommend that the City Council adopt an Ordinance revising Sections 4.5(4), 4.6(3)d, 4.18(4) and 7.3(1) of the Zoning Ordinance. Commissioner Tilsen seconded the motion. AYES: 5 NAYS: 0 VERBAL REVIEW Public Works Director Danielson provided a verbal review for the Planning items at the previous City Council meeting. ADJOURNMENT There being no further business, the Planning Commission adjourned its meeting at 9:20 o'clock P.M. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary