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1992-08-25 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION AUGUST 25, 1992 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, August 25, 1992, 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: Koll, Dreelan, Dwyer, Krebsbach, Duggan and Tilsen. Commissioner Friel was excused. Also present were Public Works Director Jim Danielson, Planning Consultant Tim Malloy, Administrative Assistant Kevin Batchelder and Senior Secretary Kim Blaeser. APPROVAL OF MINUTES Commissioner Dreelan moved approval of the July 28, 1992 Minutes with corrections. Commissioner Duggan seconded the motion. AYES: 4 NAYS: 0 ABSTAIN: 2, DREELAN DUGGAN ( ) ACKNOWLEDGMENT OF MEMO ON WAIVING OF PLANNING APPLICATION FEES The Planning Commission acknowledged a memorandum submitted by Administrative Assistant Batchelder regarding City Council's direction to inform the Planning Commission that the City incurs costs for preparation of reports and advertising and the Commission should be very careful in making recommendations for fee waivers. CONTINUED HEARING: CASE NO. 92-23: THARALDSON DEVELOPMENT - CUP, VARIANCES AND SUBDIVISION Chair Dwyer explained Tharaldson Development is requesting a Conditional Use Permit, Variances and Subdivision to allow the construction of a 120 unit hotel in the Mendota Heights Business Park. He stated this request was continued from the July Planning Commission meeting, as requested by the applicant, to provide the applicant adequate time to address issues mentioned in the Planner's Report. He explained, at the July meeting, that the Commission had briefly discussed the requested proposal and directed City staff to advise Tharaldson Development of comments/questions the Commission had August 25, 1992 Page 2 noted in reviewing the submitted materials. He stated that since the July meeting, Tharaldson Development had responded to some of the comments/questions the Commission had discussed. Chair Dwyer stated that because staff felt that some of the information Tharaldson Development had submitted was inadequate, Tharaldson Development had agreed to continue the hearing to the September 22, 1992 Planning Commission meeting. Commissioner Krebsbach informed the Commission that she had recently stayed in a Fairfield Hotel in Kansas City. which is the same hotel which is proposed for the business park area by Tharaldson. Development. She stated the hotel in Kansas City seemed to more attractive, had balconies and larger windows than the hotel as proposed by Tharaldson Development. Commissioner Krebsbach informed the Commission that the Marriott manages the Fairfield Hotel in Kansas City. In response to a question from the Commission, Public Works Director Danielson stated the nearest Fairfield Hotel is located in St. Cloud, Minnesota. Commissioner Duggan moved to continue the Conditional Use Permit, Variances and Subdivision hearing to 7:30 P.M. on September 22, 1992. Commissioner Dreelan seconded the motion. AYES: 6 NAYS: 0 CASE NO. 92-26: WIESSNER - VARIANCE Mr. Glen Wiessner, of 1876 Valley Curve, was present to discuss his request for a variance to allow the construction of a 10 foot by 12 foot storage shed in the front yard of his property. Mr. Wiessner briefly explained that his front yard functions as his back yard, as do all his neighbors on Valley Curve. He stated the shed would be visible to only two of his neighbors. He stated he has received signatures of consent from his surrounding neighbors. Chair Dwyer questioned if there will be trees removed. Mr. Wiessner responded he would not be removing any trees. August 25, 1992 Page 3 In response to a question from Commissioner Koll, Mr. Wiessner stated he has considered constructing an addition to his garage in the future. He stated at this time, the shed seemed to be the best solution in keeping his yard clean. He stated he would be storing several items such as a riding lawn mower, toys, etc. Commissioner Duggan asked if Mr. Wiessner would be amenable to installing plant material around the proposed shed. Mr. Wiessner responded yes and that he has spoken to his neighbors about his idea of hanging flower boxes on the shed. Commissioner Duggan moved to waive the public hearing. Commissioner Dreelan seconded the motion. AYES: 6 NAYS: 0 Commissioner Koll moved to recommend that the City Council grant the requested variance to the front yard setback conditioned upon the applicant submitting exact dimensions to the side lot line and installing landscaping around the shed. Commissioner Duggan seconded the motion. AYES: 6 NAYS: 0 CASE NO. 92-27: RABIN - VARIANCE Mr. Dean Rabin, of 1928 Crown Point Drive, was present to discuss his request for a variance to allow the construction of an addition to his existing garage. Mr. Rabin explained he has three vehicles and several other items he would like to be stored in his garage. He stated he is proposing to extend his garage to the side as he cannot extend his garage to the back because he would then lose a window to his bedroom which is needed for fire safety. In response to a question from Chair Dwyer, Mr. Rabin stated he has received signatures of consent from his neighbors. Mr. Rabin explained the addition will have the same windows and siding as the existing house. August 25, 1992 Page 4 Chair Dwyer stated, according to the plans submitted, the finished product will be wider than the existing home. Chair Dwyer stated the garage face will be forty-two feet (42') and the house face will be forty feet (40'). Commissioner Dreelan stated the garage addition seems to be much longer than needed. She stated that with the addition, it will be a four car garage instead of a three car garage. She stated there is only one other home on the cul-de-sac with a three car garage. She stated that aesthetically the addition would look better if he were to cut the garage five feet (5') and then a variance would not be needed. She stated he would still have room for three garages and to store other items. Commissioner Duggan stated that even with a three car garage, the capacity would be enormous and there is still storage space available. Mr. Rabin responded he collects and works on antique cars and has huge tool boxes. Commissioner Duggan questioned if plans to use the garage addition as a repair garage. Mr. Rabin responded no and that the repair work is for his own use. He further stated his neighbors approve of his proposed addition as it will keep all of his items inside his garage. Chair Dwyer stated if Mr. Rabin narrows the proposed garage addition by five feet (5') it will still be larger than a typical three car garage. He stated in requesting a variance, an applicant must prove hardship or practical difficulty. Mr. Rabin stated he would like to store his pickup, two cars and a motorcycle and that the proposed addition will give him the space he needs to store all the vehicles and items he has. Commissioner Koll stated her concern for aesthetics. She further stated Mr. Rabin's home is uniquely aligned and with the continuation of the garage puts a squeeze on the corner. She further stated her concerns for setting of a precedent on side yard setback variances without proving hardship or practical difficulty. Mr. Rabin stated he would not construct a thirteen foot (13') garage addition. Commissioner Duggan inquired if there is height for loft storage or shelving in the garage. Commissioner Krebsbach stated Mr. Rabin's house is prominent in the cul-de-sac and with the addition of the garage, will impact his neighbors. Mr. Rabin stated there are several homes in the Crown Point Addition with three car garages. AYES: 6 NAYS: 0 AYES: 6 NAYS: 0 August 25, 1992 Page 5 Commissioner Duggan stated he is uncomfortable with the encroachment and that Mr. Rabin should consider other options. In response to a question from Commissioner Tilsen, Public Works Director Danielson stated there is a standard drainage easement located on the property. Commissioner Tilsen inquired if Mr. Rabin has discussed the possibility of purchasing a five foot (5') strip of land from his neighbor. Mr. Rabin responded his neighbor's house is placed right up to the setback requirement. Commissioner Tilsen stated a precedent should not be set in granting the requested variance. Commissioner Tilsen inquired if the garage can be built to the rear of existing garage to get more space then the garage would not be wider than the house. Mr. Rabin responded his neighbor has a retaining wall built right up to the property line and if he were to construct towards the back of the garage he would lose a bedroom window. In response to a question from Commissioner Krebsbach, Planner Malloy stated the size of a typical three car garage is thirty-two feet (32'). Commissioner Krebsbach moved to waive the public hearing. Commissioner Duggan seconded the motion. Commissioner Krebsbach stated the Commission should keep in mind that Mr. Rabin is requesting a ten foot (10') more than normal garage and that the addition to the garage would make the garage larger than the existing house. Chair Dwyer moved to recommend that the City Council deny the requested variance in that no demonstration of hardship or practical difficulty was proven. Commissioner Krebsbach seconded the motion. Mr. Rabin questioned if he could construct and addition right along his property line. Chair Dwyer responded that Mr. Rabin could construct ten feet (10°) along his property line and no variance would be required. August 25, 1992 Page 6 DISCUSSION ON TOPICS FOR THE SEPTEMBER 29, 1992 JOINT PLANNING COMMISSION /CITY COUNCIL WORKSHOP The Planning Commission discussed several topics to be considered for discussion at the joint Planning Commission /City Council workshop: 1. Stronger enforcement of Wetlands Ordinance 2. Mining, land alteration, cuts and fills, borrow pits. 3. Comprehensive plan review of I -494 frontage from Highway 55 to Dodd Road. 4. Downtown Mendota Heights 5. Tree Preservation Ordinance 6. Mendota Interchange Project. 7. Air traffic /noise update 8. Pond preservation and use of chemical fertilizers 9. Expansion of walking trails including Lexington to Beth Jacob Synagogue. 10. Preservation of large land tracts 11. Development options for Highway 55 and Highway 110. 12. I -35E issues - expansion to three lanes 13. Update on remaining vacant lands. MISCELLANEOUS Chair Dwyer announced that Commissioners Krebsbach and Duggan had recently filed for City Council candidacy. The Planning Commission acknowledged that Planner Malloy has accepted a new job in Aspen, Colorado. The Commission wished Planner Malloy good luck in his new endeavor as a City Planner. 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 8:15 o'clock P.M. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary CITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES JULY 28, 1992 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, July 28, 1992, 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: Koll, Friel, Dwyer, Krebsbach and Tilsen. Commissioners Dreelan and Duggan 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 approval of the June 23, 1992, Minutes with corrections. Commissioner Friel seconded the motion. AYES: 5 NAYS: 0 HEARING: CASE NO. 92-23: THAR.ALDSON DEVELOPMENT COMPANY - CUP, SUBDIVISION AND VARIANCES Chair Dwyer briefly explained that the Tharaldson Development Company is proposing to construct a 120 unit hotel in the Mendota Heights Business Park. He stated that the applicant has requested to continue the public hearing to the next regular meeting of the Planning Commission on August 25, 1992 to provide the applicant adequate time to address issues mentioned in the Planner's Report dated July 28, 1992. Commissioner Tilsen stated the Planner's Report was thorough. He stated the site is awkward and he questioned if one access point was adequate. He suggested that a ring road could be constructed around the building to provide better access for public safety access on the south and east. In response to a question from Commissioner Krebsbach, Planner Uban stated that with the requested lot split, the remaining lot would 5 acres. He stated 5 acres is a normal lot size within the Industrial District and that it would accommodate an office building of roughly 50,000 square feet. Planner Uban further commented that there is a concern, due to the lot split, that the orientation July 28, 1992 Page 2 of the proposed hotel might hamper quality development on the lot next to the property. Planner Uban stated a storm drainage system and appropriate access to the lot will need to be constructed. Chair Dwyer stated a concern related to the number of proposed parking spaces. He stated the applicant is proposing 77 parking stalls with the possibility of 53 more stalls in the future. He questioned if the reasoning for less parking space is due to the fact that the hotel is being used for a single corporate tenant and that there will not be a normal amount of traffic. He questioned if there will be shuttle buses used. Planner Uban stated that he has not been informed of the type of use Northwest Airlines plans for the hotel. Chair Dwyer stated it is Northwest Airlines' intention to lease the building for ten years with the possibility of opening to the public after ten years. Planner Uban pointed out that with the most recent news regarding Northwest Airlines, the character of that airline could change and in reality, the building could be converted to public use before the ten year lease is up. Chair Dwyer stated he would like to see the lawn irrigated. He further stated he would like to see a construction time table. He further questioned if Northwest Airlines has requested Tax Increment Financing from the City. Public Works Director Danielson stated no request has been made. Chair Dwyer inquired how much business Northwest Airlines employees provide the Marriott. He questioned if there could be an adverse impact on the Marriott's business with the construction of this new hotel. Commissioner Friel stated his concerns with traffic circulation. He further stated he is opposed to the request for a variance for reduction in parking requirements because of potential difficulties in requiring the additional parking to be constructed when needed. He further stated that not requiring all the parking stalls would seem unfair to Marriott who had to construct all their parking. Commissioner Koll questioned what existing trees will be impacted. She stated she would like to see a tree survey submitted, as required by the City's Subdivision Ordinance. She further commented she would like to see more windows, or even larger windows installed. She commented the proposed building is rather long and that there seems to be stairs located at the end of each July 28, 1992 Page 3 building. She stated it would seem appropriate, may be even required by code, to have stairs constructed in the center of the building. The Commission briefly discussed their concerns regarding the long distance from the main entrance to the parking area. The Commission further suggested that they be given information on any comparable structures, similar to what is being proposed, for them to tour in the Twin Cities metro area. Chair Dwyer requested by o'clock P.M. Commissioner AYES: 5 NAYS: 0 CASE NO. 92-24: KLEIN - WETLANDS PERMIT AYES: 5 NAYS: 0 moved to continue the public hearing, as the applicant, to August 25, 1992, at 7:30 Krebsbach seconded the motion. Mr. Frank Klein, 1826 Valley Curve, was present to discuss his request for a Wetlands Permit to allow the construction of stairs to his existing deck. Mr. Klein explained that he has lived at his residence for six months. He explained that with the addition to the deck, it will not be extended towards the wetlands but along side of the house, about six feet (6'). He stated shrubs have recently been installed and that they will not be removed. Chair Dwyer stated that Mr. Klein has received Signatures of Consent from his surrounding neighbors. Commissioner Krebsbach stated that no plans were submitted with an accurate measurement of the stair addition to the wetlands. Planner Uban briefly explained, to Mr. Klein, what would be the appropriate procedure in measuring the proposed addition in relation to property lines. Commissioner Krebsbach moved to waive the public hearing. Commissioner Friel seconded the motion. July 28, 1992 Page 4 Commissioner Krebsbach moved to recommend that the City Council approve the Wetlands Permit to allow the proposed deck addition conditioned on the provision. of an accurate site plan. Commissioner Koll seconded the motion. Commissioner Tilsen inquired if, the original owner of the house received a Wetlands Permit to allow construction of the home, would Mr. Klein be required to obtain a Wetlands Permit for his addition. He stated that being Mr. Klein is a new resident the Wetlands Fee should be waived. Commissioner Friel stated that with the extension of any use that encroaches a wetlands, a wetlands permit is required. Commissioner Tilsen offered a friendly amendment suggesting the City Council consider waiving the application fees. In response to a question from Commissioner Krebsbach, Administrative Assistant Batchelder stated that the proposed deck addition would have required a Wetlands Permit regardless of whether the existing house had proper Wetlands Permits, because this home was constructed prior to the time when the City began including decks for Wetlands Permit reviews. He stated the existing home would not have included the proposed deck construction in its original permit, even if the original permit for the home had been granted. Commissioner Krebsbach stated she does not accept the friendly amendment. Chair Dwyer seconded the motion with the inclusion of the friendly amendment. AYES: 5 NAYS: 0 SOUTHEAST AREA SIGN STUDY The Planning Commission acknowledged a memo submitted by staff regarding real estate signs that were placed along Mendota Heights Road and Dodd Road. It was noted that as of July 24, 1992, the non-complying signs had been removed. It was further noted that Centex Homes would be installing signs that would comply with the City's Zoning Ordinance. July 28, 1992 Page 5 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 8:06 o'clock P.M. Respectfully submitted, Kimberlee K. Blaeser Senior Secretary