Loading...
1990-10-23 Planning Comm MinutesCITY OF MENDOTA HEIGHTS DAKOTA COUNTY, MINNESOTA PLANNING COMMISSION MINUTES OCTOBER 23, 1990 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, October 23, 1990 in the City Hall Council Chambers, 1101 Victoria Curve. Chairperson Morson called the meeting to order at 7:33 O'Clock P.M. The following members were present: Koll, Dwyer, Dreelan, Morson, Krebsbach, Duggan and Tilsen. Also present were Public Works Director Jim Danielson, Planning Consultant Tim Malloy and Administrative Assistant Kevin Batchelder and Senior Secretary Kim Blaeser. APPROVAL OF Commissioner Dwyer moved approval of the MINUTES minutes after minor changes were made to the September 25, 1990 minutes. Commissioner Dreelan seconded the motion. AYES: 6 NAYS: 0 CASE NO. 90-40 KUEPPERS VARIANCES AYES: 7 NAYS: 0 CASE NO. 90-39 PUTNAM MINOR COMPREHENSIVE PLAN AMENDMENT Morson abstain Mr. & Mrs. Fred Kueppers of 1096 Avanti Drive appeared before the Planning Commission to present their four season porch addition requiring side and rear yard setbacks. Commissioner Tilsen inquired about the exterior materials to be used in the addition. Mr. Keuppers responded that the exterior materials are exactly the same as those on the house. Mr. Kueppers also commented that the porch addition, with the new windows designed for it, would help to break up the long wall along the west side of their house. Commissioner Duggan recommended that City Council grant approval for a one half foot (1/2') rear yard setback and a three foot (3') side yard abutting a street variance. Commissioner Dwyer seconded the motion. Mr. Dick Putnam of R. A. Putnam and Associates presented his plan for a neighborhood center at the corner of Mendota Heights Road and Dodd Road. Mr. Putnam stated that the site is 10 acres and would include a neighborhood October 23, 1990 Page 2 business center, child care and elderly housing. Mr. Putnam reviewed the history of the southeast area plan as it relates to this parcel. He stated that the Planning Commission had recommended concept B2 which included a commercial area on the corner and high density for the eastern portion of the site. Mr. Putnam stated the Council adapted Concept B1 which had the whole 10 acre site guided as high density residential. Mr. Putnam explained that he felt Council was concerned that should commercial development go in on this corner it would spread to the north corner where the Bridgeview Shores property has now been platted for single family development. Mr. Putnam stated that at the time Council made this decision there was not a lot of development in the area, that the roads weren't even extended at that time. Mr. Putnam stated that the past proposal had had a property option with Opus Corporation and that they needed a decision. Mr. Putnam stated that when the first proposal failed to win a rezoning, he ended up buying the property from Opus Corporation. Mr. Putnam explained that he had been in contact with Marlin Grant of Bridgeview Shores Development and the residents that live in that neighborhood and that he had spoken to Mary Anderson about his development being across the road from the new single family. Mr. Putnam explained that Mary Anderson and his representatives had looked at his site and expressed the opinion that the site was not appropriate for single family development and that the commercial center did seem to make some sense. Mr. Putnam also stated that he had held a meeting with the neighborhood. Chairperson Morson inquired about Eagan's development of a commercial center to the south of 494. Mr. Putnam responded that he had heard the Eagan Development would be similar to a Southdale. Mr. Putnam stated that those types of uses and services are different then what he is proposing for Mendota Heights Road and Dodd Road. Commissioner Dreelan inquired what types of uses this neighborhood business center would have. Mr. Putnam responded that the uses would be a gas pump with a PDQ approximately October 23, 1990 Page 3 2500 square feet, a day care center, a restaurant - possibly a pizza outfit, a car wash adjacent to the freeway of a drive -thru nature, a dry cleaners, a video store. Mr. Putnam stated that a yogurt shop would be appropriate for the small 800 square foot detached structure shown on the plans. Mr. Putnam stated that a family restaurant, similar to a Baker's Square, would be appropriate for the 4000 square foot detached building close to Mendota Heights Road. Mr. Putnam stated that the office building shown on the plan would be one story, approximately 6600 square feet and would be used by professionals such as real estate, attorneys, medical, dental, Chiropractor, etc. Mr. Putnam described the center as consisting of smaller scale buildings broken up to help compliment the residential area across the street. He stated they would have taller pitched roofs in a classical style and that the materials would be subtle and low key. He described these as buff color stucco with brick accents, wood shake smooth sawn shingles. Mr. Putnam stated that he was attempting to have what would be consider a "Belgium village" look. Chairperson Jerry Morson stated that it looked like a high quality of construction and inquired if Mr. Putnam could afford to put this much into a commercial center. Mr. Putnam stated that he would have a very competitive, marketable rent. He stated that there is no competition near by, it's a good market, proximity to the freeway system is good with a working population near by. He has the economics that the retailers look for. Mr. Putnam stated that the cost of the land was low when he acquired it and that he can afford to put the money into the extra architecture. He stated that the advantage on the land price allows the extra quality in the building while allowing him to be competitive. Mr. Putnam stated that the stucco and brick it less expensive then an all brick center. Mr. Putnam stated that the pitched roof might cost a little more money in the beginning but because of the climate in Minnesota and the better insulation provided by a pitched roof that there would be a savings factor on the heat and utilities in the future that would pay for itself. Mr. Putnam stated that if he October 23, 1990 Page 4 didn't think it would work he wouldn't be building it. Commissioner Dwyer inquired about MN DOT plans for an extended right-a-way and a 494 ramp for Eagan and its development. Mr. Putnam stated that he hasn't spoken to MN DOT just the staff at Mendota Heights. Mr. Putnam referred to a letter by Bernie Friel. Commissioner Dwyer inquired about the trips in and out of the center and wondered if its location to the intersection at Mendota Heights and Dodd Road would create a traffic hazard and a congested situation. Mr. Putnam responded that currently Dodd Road has about 5,000 to 6,000 trips per day and that Mendota Heights has about 1,000 trips per day. Mr. Putnam stated these traffic counts were from this summer generated for the Centex Development. Mr. Putnam also stated that at this point the PDQ was concerned about low traffic counts for locating in his center. Mr. Putnam stated that he will put together a detailed traffic study for the public hearing in November. Commissioner Dwyer inquired about how Mr. Putnam felt his new center would impact the existing facilities at the Mendota Plaza. Mr. Putnam stated that he had heard these concerns about Mendota Plaza since 1985. He felt his uses were slightly different than a B4 shopping center. Commissioner Duggan stated it takes a certain number of families to support a shopping center and he believes the demographics may be low to support both the Mendota Plaza and Putnam's proposed center. Commissioner Duggan stated that he had concerns about the existing traffic at the intersection of Dodd and Mendota Heights Road and what this new center would do to this traffic. Duggan stated that he felt someone will get killed at Dodd and Mendota Heights Road. Mr. Duggan stated that he feels this center will draw extra traffic from Northwest Airlines and Eagan. Mr. Duggan stated from a business concept this center was excellent, however, traffic is a major concern. Mr. Duggan also stated that the extra traffic would cause an increase in noise and air pollution from the extra cars. Mr. Duggan also stated that he felt stucco can be cheap looking, especially over a long period of time. October 23, 1990 Page 5 Commissioner Krebsbach inquired what would Mr. Putnam do if this project failed to receive a rezoning. Mr. Putnam stated he would sell the property. He stated it is guided high density residential planned unit development and is currently zoned Rl. Commissioner Krebsbach stated that she had seen the previous plan and had voted for it at that time but that she didn't recall it including a family restaurant. Putnam responded that since the previous proposal he has met with staff and staff has made suggestions about the traffic flow and the different types of uses and that Putnam has responded to this. Mr. Putnam described the elderly housing portion of the plan as being 40 to 50 units, one story, small buildings, located close to the commercial center. He felt that he would do this with a partner. Mr. Putnam stated that the elderly housing portion of the project would not be appropriate until the commercial is in. Commissioner Tilsen stated that he finds the plans pleasing in many ways, however, he did have a concern about the access to the filling station. Mr. Tilsen also stated that he had concern about the proximity of the highway ramp and the noise problem and inquired if the child care center could be flip-flopped with the play area in order to minimize the noise impact at the play area. Mr. Putnam responded that the noise problem was worst at the west end of the project and near the highway ramp and that it wasn't quite as bad at the child care center, however, he would take a look at this. Mr. Putnam stated that he would look at these concerns and attempt to address them and would also come back with traffic numbers for the public hearing in November. The Planning Commission thanked Mr. Putnam for his pre- application conference. CASE NO. 90-24 J.A. DEVELOPMENT CUP FOR PUD Commissioner Dwyer made a motion to close the public hearing for the J. A. Development proposal. Ultan Duggan seconded the motion. AYES: 7 NAYS: 0 This action closes the application for J. A. October 23, 1990 Page 6 Development as they have withdrawn their request. CASE NO. 90-37 TURNER'S GYMNASTIC CENTER CUP AND LOT SPLIT Commissioner Dwyer made a motion to close the public hearing. Commissioner Koll seconded the motion. AYES: 7 NAYS: 0 This action closes the application for Turner's Gymnastic Center as they have with- drawn their request. CASE NO. 90-42 CITY OF MENDOTA HEIGHTS ZONING ORDINANCE AMENDMENT Mr. John Streeter and Mr. Ed Paster representing Paster Enterprises, presented their case for adding movie theaters as a permitted use in the B4 zoning district. Chairperson Morson opened the public hearing by inquiring what exactly is a "family" theater. Mr. Streeter explained that Mid-Co Theater Company was proposing to put in a discount theater in the old Country Club Grocery Store area of Mendota Plaza. Mr. Streeter stated that Mid-Co Company operates the Terrace in Robbinsdale and the Springbrook Theater in Coon Rapids. What they are proposing here are four theaters with a total of 1400 seats. Each seat would sell for a $1.50. This is a second run theater, well developed with good seats, a wide screen and a spacious lobby. Generally the types of pictures shown for this theater would be G, PG, and PG-13. Mr. Streeter stated that second run movies are shown after the premiers occur at full admission theaters. Mr. Streeter stated that this theater was very similar to Highland Theater. Commissioner Duggan inquired if there was enough attraction and demographics for 1300 seats. Mid-Co representatives stated that the demographics are usually done on a ten mile basis for customers, however, the theaters will work with a five mile demographic if there is 200,000 people within those five miles. Commissioner Duggan inquired if it will draw from W. St. Paul and the theaters October 23, 1990 Page 7 that currently exist there. The Mid-Co representative stated that "yes" their theaters at Terrace and Springbrook draw in a similar situation. The Mid-Co representative stated that G, PG and PG-13 movies work well because they drawn families to the discount prices. The accessibility to the intersection of Dodd and 110 also works well for the theater. Commissioner Dwyer inquired about the marqee sign and the lighting for the movie theater. Mid-Co representative stated that the name of the feature and the rating are all that are needed on an attraction board. He stated this attraction board would carry 10-12 inch letters. Mid-Co representative stated that R and NC-17 pictures do not make much sense in a family type location such as this. He stated their intention would be to revert to a full run theater if the discount theater doesn't work. Commissioner Duggan inquired if it would be appropriate to have a video store next door. The Mid-Co representative stated that "no" the movie theater does not compete with video or T.V. Commissioner Duggan inquired if the theaters will be separated by fixed walls. Mid-Co representative responded "yes" there would be 350 seats per theater separated by fixed walls. Commissioner Duggan inquired if the theater space would be available in the daytime for conventions, Kiwanis and meeting facilities. The Mid-Co representative responded that "yes" they would make their facilities available for this. Planning Consultant Tim Malloy stated that the principle use would be the main generator of traffic at the building. Mr. Malloy felt that the secondary uses would not cause a problem as they would not draw much traffic to the parking area. Commissioner Krebsbach inquired if the movie theater would include video games. The Mid-Co representative stated that they might have four or five video games within the lobby area of the movie theater. Commissioner Krebsbach replied that this should be held to a minimum as she believes the presence of video games changes the atmosphere and becomes a hang out spot for children and adolescents. October 23, 1990 Page 8 Commissioner Duggan inquired about the total number of parking spaces. Mr. Paster responded that there is capacity with room to expand in the rear should more parking spaces be needed. Mr. Streeter stated that the developers are aware of the City's parking regulations and they will meet with staff to discuss a proof of parking plan. Commissioner Dwyer inquired about the work force. Mid-Co representative stated that they would hire 25 people, mostly high school age, with two full time employees and the rest of the staff being made up of part time employees. Commissioner Tilsen inquired about the hours of operation. The Mid-Co representative stated that movies would run at 4:30, 7:00 P.M. and 9:00 P.M. to midnight, with the possibility of matinees in the fall or winter. Mr. Paster stated that the immediate community is where they would drawn their work force from and that there would be employment opportunities for local use. Commissioner Tilsen inquired what types of security measures the movie theater would take. The Mid-Co representative responded that the normal employees would provide the security and that this included two full time employees and 25 part time employees. Commissioner Duggan inquired if it would be possible to place a condition on the movie theater that they would not run NC-17 movies. The Mid-Co representative stated that they are responsible for the movie theater and are aware of local reaction to NC-17 movies. The Mid-Co representative responded that he could not say they would never run NC-17 movies, however, he stated that this would not be in their interest as they attempt to attract a family audience and that the majority of their movies would G, PG, PG-13. Mid-Co Representative stated that they operate many small town theaters in this region and are aware of the responsibilities of running a movie theater in a family residential area. Mr. Paster stated that the Mendota Plaza people are also very sensitive to this issue. Commissioner Duggan inquired what are the zoning ramifications of allowing movie theaters as a permitted use in the B4. Planner Malloy responded that this is the only October 23, 1990 Page 9 B4 district in Mendota Heights, so the ramifications would not exceed this site. Commissioner Duggan moved to close the public hearing. Commissioner Dwyer seconded the motion. AYES: 7 NAYS: 0 Commissioner Duggan moved to grant the zoning amendment request and to direct the staff that a public hearing be held at the November 20 City Council meeting. Commissioner Krebsbach seconded the motion. AYES: 7 NAYS: 0 CASE NO. 90-36 LINVILL ORDINANCE AMENDMENT CHURCH AS CUP IN INDUSTRIAL ZONE Mr. Ralph Linvill provided a brief presentation of his proposal for an ordinance amendment allowing churches as a Conditional Use in the industrial zone. Chairman Morson stated that it appeared to him that 2600 square foot area for the church was approximately three class rooms each with 50 chairs in a room. He inquired if this was correct. The pastor of the church stated that last Sunday 40 people had been in attendance at the mass. He stated that currently they were operating under a two year lease with Mr. Linvill. The pastor stated that they have a savings account and a building fund. He stated their long term goal was to move into their own building. Chairperson Morson inquired if the Conditional Use could be limited to three to five years. Mr. Linvill stated that there was a time limit on the lease that the church had entered into and that the lease also included important parking restrictions during the weekday. Mr. Linvill explained that these parking restrictions allow only five spots during weekday hours. Chairperson Morson inquired, "what about Christmas, Good Friday and other holidays?" Mr. Linvill responded that the businesses were also shut down on holidays and that he didn't feel parking would be a problem for the church on holidays. AYES: 7 NAYS: 0 AYES: 7 NAYS: 0 October 23, 1990 Page 10 Commissioner Duggan stated that he had toured the facility and had attended a mass. He stated that the church has put $7,000 into renovations of the leased area, that they have seating for 60 people and it appears to him that they could hold approximately 120 as a total capacity. Commissioner Duggan thinks that it is a excellent use for the building. Commissioner Duggan stated that he would like the Conditional Use Permit on three to five years with a renewal option for the City. The pastor responded that they figure their seating for a 100 maximum use in the lease space. Planning Consultant Tim Malloy explained that the process would be to amend the ordinance to allow churches in the industrial zone as a Conditional Use Permit. Mr. Malloy stated that the church or Mr. Linvill would then have to approach the City to process a Conditional Use Permit. This would require an abstract of all the property owners within 350 feet and would provide notice to the neighbors about the new use. Mr. Malloy explained the parking situation and felt that even on the weekends if there was a parking overflow it would have an insignificant impact in an industrial zone, as compared to a residential zone. Commissioner Dwyer moved to close the public hearing. Commissioner Duggan seconded the motion. Commissioner Duggan moved to recommend that City Council amend the zoning ordinance to allow churches in the industrial zone on a Conditional Use Permit basis. Commissioner Krebsbach seconded the motion. The Commission directed staff to publish for a public hearing at the November 20 City Council Meeting and to send a notice to both Mr. Linvill and to the church about the November 20 Council Meeting. October 23, 1990 Page 11 VERBAL REVIEW: Jim Danielson provided a verbal review for the planning items at the previous October City Council Meeting. ADJOURN: There being no further business, the Planning Commission adjourned its meeting at 9:35 O'clock P.M. Respectfully submitted, Kevin Batchelder Administrative Assistant