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1993-10-12 Planning Comm Minutes Special MeetingCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION SPECIAL MEETING MINUTES OCTOBER 12, 1993 The special meeting of the Mendota Heights Planning Commission was held on Tuesday, October 12, 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, Duggan, Hunter and Tilsen. Commissioners Friel, Dreelan and Dwyer were excused. Also present were Public Works Director Jim Danielson, Planning Consultant John Uban and Senior Secretary Kim Blaeser. APPROVAL OF MINUTES Commissioner Koll moved to approve the September 28, 1993 minutes. Commissioner Tilsen seconded the motion. AYES: 4 NAYS: 0 CONTINUED HEARING: CASE NO. 93 -22: UNITED PROPERTIES - CUP FOR PUD Vice Chair Duggan briefly explained the Planning Commission had conducted a public hearing in September to consider a request from United Properties for a Conditional Use Permit for Planned Unit Development. He explained that Mr. Glowa was present at that meeting to present the details for Northland Insurance Company's proposed building expansion. Duggan explained the Commission had desired additional information from the developer and at that time, Mr. Glowa requested a special meeting to be held by the Commission on October 12th. Mr. Dale Glowa, Vice President of United Properties, stated he appreciates the Planning Commission's accommodation in allowing him to present the additional information at a special meeting. He stated that timing is imperative to the success of this project. Glowa explained he has worked with City staff for the past two weeks and as a result, a twelve page set of plans, a narrative, an extensive compliance list, copy of covenants and a draft easement document have been submitted for the Commission °s review. He explained that the draft easement document will need some refinement and that the City's legal counsel should review the document. Planning Commission Minutes October 12, 1993 Page 2 Glowa stated the development schedule is targeted to begin in October of 1993 and to be completed in November of 1994. Mr. Glowa explained that United Properties is requesting that this process be considered as a planned unit development because their plan is to develop a campus corporate headquarter environment for Northland Insurance. He explained the PUD process works best as they need to locate the buildings in close proximity to each other. He further explained the design and materials of the building will be the same as the existing building. He briefly reviewed a graphic showing the campus environment. Glowa explained there are five existing lots which total 10.25 acres of land. He stated United Properties is considering two options in financing the project including selling both buildings to a third party investor, with United Properties retaining property management services, or having United Properties' parent company retain ownership and finance the cost through outside traditional mortgage sources. Glowa explained Lots 2, 3, 8, 9 and 10, Block 4 are involved in this development plan. He stated Lot 2 is currently owned by GTE Corporation and that United Properties currently has Lot 2 under Contract to Purchase. Glowa explained that Lot 3 is currently owned by the Northland Land Company and Lot 8 is currently owned by Northland Insurance. He explained Lots 2, 3, 9 and 10 will be included with the eventual financing of the project and, therefore, will be owned by either the eventual third party owner or by United Properties' parent company. He explained Lot 8 will be retained by Northland Insurance Company to accommodate the future expansion of a Phase III building. He explained cross easement agreements will be included in this transaction to accommodate for parking, access and circulation. He stated this process makes for a handsome project. Mr. Glowa presented a graphic representing open space. He explained that the existing Northland Insurance building has been substantially landscaped with trees, shrubs and flowers which soften the effect of the hard surfaces. He stated that this approach will be continued in the development of Phase II. Mr. Glowa stated there will be extensive landscaping completed at the entrance and there will be landscaped parking lot islands. He explained that United Properties' goal is to achieve a balance between conveniently located buildings and parking areas with the softness of a natural outdoor suburban environment expected from an office campus setting. Planning Commission Minutes October 12, 1993 Page 3 Mr. Glowa explained the size of the building has been reduced from 80,000 square feet to 72,000 square feet. He explained that with the reduction in building size, they are now able to comply with the Parking Ordinance requirement ratio of 5/1,000. Mr. Glowa stated they are uncertain if Phase III will be constructed. He stated that the City's Planned Unit Development Ordinance requires the submittal of proposed developments. He stated United Properties has taken the maximum approach in anticipating that Phase III would include a 108,000 square foot building. He stated the total employment could be 950 employees. He stated the proposed building is five stories and seventy five feet (75') high and therefore a height variance would be needed. Mr. Glowa explained that with Phase II, three variance are needed: a zero lot line setback for the building as it relates to the south property line of Lots 2 and 4; a twelve foot (12') lot line condition at the north property line of Lot 10 for the pedestrian walkway that connects the two buildings; and a twenty foot (20') setback variance for the monument sign. In response to a question from Mr. Glowa, Planner Uban stated variance requests for Phase III should be reviewed at this time and that with a PUD process, the City has flexibility in granting the variances. Mr. Glowa stated United Properties is delivering a high value product to the community. Vice Chair Duggan stated he would like to see trees planted in anticipation of a seventy -five foot (75 °) building for Phase III. In response to a question from Commissioner Tilsen, Mr. Glowa stated the development will be under one ownership. He stated the cross easements and covenants will protect the property in providing maintenance of the property. Commissioner Tilsen noted his concern for developments which have more than one owner. He stated the City should have control over the maintenance of the site. Mr. Glowa stated covenants are recorded against the property. He stated the covenants have maintenance provisions and that the owner of the lot has responsibility in the upkeep of the property. He stated both the City and United Properties has the power to enforce these provisions. Planning Commission Minutes October 12, 1993 Page 4 Mr. Larry Guthrie, Attorney representing United Properties, stated the parking areas are protected by the cross easements. He stated some fine tuning of the cross easement document is necessary. Planner Uban stated he has not reviewed in detail the covenants and cross easement document. He stated the City's Attorney should review these documents. He further stated that United Properties has created other properties within the business park which have successful covenants and cross easements document executed. A brief discussion ensued regarding Sections 2.2.1, 2.3 and 3.4 of the cross easement agreement. Mr. Guthrie noted the cross easement agreement needs some refinement. He concurred with Commissioner Tilsen that the agreement should be reviewed by the City's Attorney. Commissioner Tilsen stated the City needs to prepare for the future and should be concerned with land that does not have a building on it within this PUD. He stated future assessments and utilities should be handled equitably for future lots. Commissioner Tilsen pointed out that the setback variances noted within the covenant document is no longer necessary. Mr. Glowa stated they will make the adjustment. Vice Chair Duggan stated the legal description within the covenants document (Page 17) should be clarified to include Lot 2. Mr. Guthrie stated the document was revised to include Lot 2. He stated this particular document was revised in 1987 when Northland Insurance did not own Lots 1 and 2. He stated it is United Properties sole purpose to add Lot 2 to the covenant document. In response to a question from Vice Chair Duggan regarding the changing of street names, Mr. Glowa stated information on changing street names within the covenants gives United Properties the flexibility to change a street name with the City's approval. He reminded the Commission of street names changes within the business park (Transport Drive to Enterprise Drive and Carrier Drive to Executive Drive). In response to a question from Commissioner Tilsen, Public Works Director Danielson stated the City's Civil Engineer Klayton Eckles has already had preliminary discussions with representatives from United Properties regarding on -site ponding. In response to a question from Vice Chair Duggan, Mr. Glowa stated there will be dumpsters for each building. He stated both dumpsters will be screened in accordance with City Ordinance requirements. Planning Commission Minutes October 12, 1993 Page 5 In response to a question from Vice Chair Duggan, Public Works Director Danielson stated Mendota Heights Road is a collector street and an MSA route. He stated there is ample traffic capacity in the area and should be no traffic problems created with this development. Vice Chair Duggan opened the meeting to the public. There was no one present to discuss this request. Commissioner Koll moved to close the hearing. Commissioner Tilsen seconded the motion. AYES: 4 NAYS: 0 Commissioner Tilsen commended Mr. Glowa in preparing the Compliance Narrative. He stated it was a useful tool in determining what areas of the Ordinance United Properties had complied with. Commissioner Hunter moved to recommend that the City Council approve the Conditional Use Permit for Planned Unit Development with the following three variances: 1. Zero lot line setback for the building as it relates to the south property line of Lots 2 and 3. 2. A twelve foot (12 °) lot line condition at the north property line of Lot 10 for the pedestrian walkway that connects the two buildings. 3. A twenty foot (20') setback for the monument sign. Commissioner Koll seconded the motion. Commissioner Koll offered a friendly amendment stating the City Attorney should review the Covenant Document and Cross Easement Agreement prior to City Council review. Vice Chair Duggan offered a friendly amendment stating trees should be planted in anticipation of Phase III development. Commissioner Tilsen offered a friendly amendment stating the Fire Chief and Fire Marshal should review the plans. Commissioner Hunter accepted the friendly amendments. AYES: 4 NAYS: 0 Planning Commission Minutes October 12, 1993 Page 6 ADJOURNMENT There being no further business, the Planning Commission adjourned its special meeting at 8:30 o'clock P.M. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary