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1989-04-25 Planning Comm MinutesCORRECTED COPY CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, April 25, 1989, in the City Hall Council Chambers, 1101 Victoria Curve. Chairman Morson called the meeting to order at 7:30pm. The following members were present: Koll, Dwyer, Anderson, Morson, Duggan, and Tilsen. Commissioner Krebsbach had advised the Chairman that she would be arriving late. Also present were Planner Howard Dahlgren, Public Works Director Jim Danielson, City Administrator Kevin Frazell, and Administrative Assistant Kevin Batchelder. APPROVAL OF MINUTES Commissioner Koll made a motion to correct the second to last motion in the March 28 minutes to: AYES: 2 Koll, Dwyer NAYS: 3 Anderson., Duggan, Morson. Commissioner Dwyer seconded the motion. Commissioner Koll made a motion to approve the minutes as corrected. Commissioner Duggan seconded the motion. AYES: 6 NAYS: 0 CASE NO. 89-11 Mr. Dick Bjorklund, Jr., 2324 Fieldstone BJORKLUND, WETLAND Drive, was present to explain a wetlands PERMIT permit variance application. The deck on the home is 14' out from the house structure. He intends on constructing a black wrought iron fence around the pool. Chairman Morson asked what the elevation of the proposed deck is. Mr. Bjorklund said it is 2' below the walkout of door level. Mr. Jim Danielson explained that a permit, not a variance, is needed to build within 100' of the pond. Commissioner Koll had called a neighbor of Bjorklund's; they have concerns about the fence and view of the pond. AYE: 5 NAY: 0 ABSTAIN: 1 Duggan CASE NO. 89-16 NIDES, VARIANCE Page 2 April 25, 1989 Commissioner Koll drove out to the site, and noticed that the land is low. The pool would be close to the elevation of the pond; what happens to heavy rain with overflow? Mr. Danielson explained that the pond elevation is controlled by storm drains. Commissioner Tilsen asked that when the filters are flushed, should this be going into the wetlands? Mr. Danielson stated that it is not addressed in the ordinance. Chairman Morson asked if pool effluence can go into wetlands. City Planner Howard Dahlgren explained that most pools are not emptied; a small amount may be dumped onto the yard, but they aren't emptied and filled with fresh water. He added that most ordinances do not address this matter. Commissioner Koll moved to recommend approval of the request for Wetlands Permit to allow construction of pool within 75 feet, and exempt the applicant from a public hearing. Commissioner Dwyer seconded the.motion. Mr. John Nides, 2094 Pat&cia Street, was present to explain that he desires to add a master bedroom to their home. This would require a 6 foot rear yard setback variance. Chairman Morson asked Mr. Nides if the house was set at a diagonal; "yes". He has shown and explained his plans to his neighbors; they were in agreement and signed his petition. Commissioner Duggan moved to recommend to City Council to approve the 6' variance. Commissioner Koll seconded the motion. AYES: 6 NAYS: 0 CASE 89-14 Mr. Bruce Posthumus, 540 Annapolis, was POSTHUMUS, VARIANCE present to explain that he requested a front yard setback variance to construct a detached garage on his through lot. He explained that alignment with his AYE: 6 NAY: 0 CASE NO. 89 -13 PRELIMINARY PLAT ALICE LANE, SUBD. 1 Page 3 April 25, 1989 neighbor's garage is desired. A 20' setback would allow cars to park out of the right -of -way. Commissioner Dwyer asked if there was any opposition from neighbors. Mr. Posthumus responded that there was none. Commissioner Koll clarified that the setback is from Fremont and the back of the garage will face Annapolis. She then asked about the style of the garage that he intends to construct. Mr. Posthumus said that it would be nothing outrageous; siding and windows. The roof line will match the existing house. Commissioner Anderson asked if Mr. Posthumus was sure that only 2' of concrete will show at ground level on Annapolis. Mr. Posthumus responded by saying yes, he has taken measurements and it is 2' from back wall to grade. Commissioner Anderson asked about drainage; will a floor drain be in the garage? Mr. Posthumus said that the garage will be elevated to eliminate any drainage problems.,. Commissioner Anderson moved to waive the public hearing and CUP requirements, and recommend approval of 10' front yard setback variance. Commissioner Duggan seconded the motion. Mrs. Janet Blesener was present to explain that Blesener Builders, Inc. have purchased the rear portion of 2251 Dodd Road and propose to subdivide it into four new single family lots. They also propose to have Alice Lane extended northerly to serve the new lots. Chairman Morson asked if the existing neighbors have been contacted. Mrs. Blesener said that only the Eides had been contacted. She said that there is space for 6 more lots at the end of the cul -de -sac. Chairman Morson asked if a temporary cul -de -sac was necessary. Mrs. Blesener said they are not proposing Page 4 April 25, 1989 a temporary cul-de-sac. Chairman Morson asked if drainage had been addressed. Mrs. Blesener said that the storm sewer is connected to Wagon Wheel. Mr. Danielson explained that the storm sewer goes down Wagon Wheel; it would just be continued up Alice Lane. Chairman Morson asked if there were any underground pipes to Alice Lane now. Mrs. Blesener said that there were catch basins at the end of Alice Lane. Commissioner Duggan asked if there would be any leveling or filling in the southeast corner. Mrs. Blesener said, only what is necessary for foundations. Commissioner Koll asked if the lot sizes corresponded to others in the area. Mrs. Blesener said they are consistent with single family homes in the area. Commissioner Krebsbach asked if Bieseners owned the lots beyond the four that they intend to subdivide. Mrs. Blesener said no. Commissioner Krebsbach was interested in how many of the mature trees would be saved. Mrs. Blesener said that there is no intention for any site leveling on the property. Chairman Morson asked ifkthere were any comments/concerns from the audience. Mr. James Dietz, 2226 Rogers Court, asked if saving of trees would be the same for the Eide development. Mrs. Blesener stated that she could not speak for: the Eides, but that street construction is part of the ultimate construction plan. She went on to explain that the four lots that they plan to develop would be consistent with the others in the area in terms of size, appearance and price range. Chairman Morson asked if covenants existed for the area. Mrs. Blesener said that none existed at this time, but a house must have minimum of 2000 sq. ft. Commissioner Tilsen stated that there is AYES: 7 NAYS: 0 AYES: 7 NAYS: 0 CASE 89-10 HANSON SUBDIVISION Page 5 April 25, 1989 substantial grade going into the area; looks like the street may be 18% which is more than what you may want the street to be at. Mr. Danielson said that a feasibility study would be prepared for the area to address that problem. Commissioner Dwyer made a motion to close the public hearing; Commissioner Koll seconded the motion.,. Commissioner Duggan moved to recommend approval of the preliminary plat with stated concerns of drainage, grading and need for a cul-de-sac. Commissioner Koll seconded the motion. Mr. Clinton McLagen, Attorney, ,,represented Mr. Hanson who was in attendance with his son, Steve. Mr. McLagen began by explaining that Mr. Hanson has owned this parcel of land since 1970. There is a storm sewer easement with pipe in it connecting to Junction Lane. There may be a need to dedicate an easement along Lot 1 to get to Junction Lane. Their proposal is for a 9860 sq. ft. lot. He showed a topography map with houses colored in to get an idea of density. Mr. Hanson is requesting subdivision of platted lot; this lot has been in existence since 1970. Of people required to be given notice (48 parcels), he has received signatures of 44 owners. The only parties in opposition to this subdivision are the owners of Lots 12 and 14. A letter was received from Dorothy Slocum stating that she is anxious to have a home built on the lot; it is now overgrown and "junky". Chairman Morson brought up the fact that some time ago the Planning Commission Page 6, April 25, 1989 approved this same subdivision, however, the City Council rejected the request. Mr. Hanson explained that Council his request in 1970. Chairman Morson asked if this request was brought befdre the Planning Commission in the last five years. Mr. Danielson stated that City, Staff has not researched this to see when this was last brought before the Commission. Mr. McLagen said that the last application was for a variance. Chairman Morson asked one about the overhead electrical and TV lines crossing the property. Mr. Hanson said that the low voltage can be varied; however NSP has not yet been contacted, but he is sure that it can be taken care of. Chairman Morson said that it is imperative that NSP be contacted before you go ahead with your plans. Chairman Morson asked if an easement would be granted. Mr. Hanson said yes, there is an easement in the original plat. Chairman Morson asked who would maintain the "little" strip of land in the front portion of the lot. Mr. Hanson said the new homeowner would maintain the land in question. He went on to say that his neighbor has been offered access to this piece of land. Commissioner Anderson asked if there has been any discussion as to a price for the strip of land. Mr. Hanson said he has offered easement for utilities or truck access; it is not land locked. No price has been discussed. Commissioner Anderson said that 44 of the 48 landowners have signed the petition; however the 2 owners of either side of the lot to be subdivided have not signed. They are the people most directly impacted by this request. Commissioner Koll brought up the house which is east with the garage close to Junction Lane. She asked about the large tree close to the easement; is that on Page 7 April 25, 1989 the lot line? Mr. Hanson said the large trees could be trimmed and stay. The neighbors would like to see them stay. Commissioner Koll asked where the back line was in comparison to the garage. Mr. Hanson said the back line is sitting at back corner of the garage. Commissioner Koll asked if the swing set was on his property. He said yes, but he does not know who owns it. Commissioner Dwyer asked if the large cottonwoods trees would be lost. Mr. Hanson stated that the trees are actually on Lot 14; there is a large cluster of 4- 5 trees. Chairman Morson asked Mr. Danielson if he would acknowledge where the garage structure is near the back of the lot. He said the garage is on Lot 14; the storage shed is on Lot 13. Mr. McLagen told the Commission that Mr. Hanson would not object to giving the City the strip of land that has been questioned. Commissioner Duggan added his concerns for the overhead wires. Commissioner Krebsbach asked if Lot 13 was ever approved to be split. Mr. Hanson said no. Commissioner Krebsbach stated that this is really a lot split, not a subdivision. City Planner Howard Dahlgren then explained subdivisions to the Commission and the audience. Commissioner Duggan then asked if Kirchner owned this land at one time. It was stated that yes, he did. The lot to the left was approved by the City. Our action here tonight includes Lot 13 and the proposed building site. Commissioner Tilsen asked if sewer and water were available. Mr. Danielson said, yes, sewer and water are available on Junction Lane. Page 8 April 25, 1989 The hearing was then open for audience comments. Mr. Bernie Hesse, 554 Winston Court (Lot 12), said that he was in attendance at the City Council meeting in 1970 when this subdivision was discussed. He said the reason they rejected was because Lot 13 was platted as one lot. The lots to the west are large. City Council did not want it replatted into small lots in 1970. Mr. Hesse stated that he bought his lot because of the lot and the neighborhood; now his trust in buying that lot has evaporated because of the want of subdivision. Mr. and Mrs. Dennis Miller, 546 Winston Court (Lot 14), were in attendance. Mr. Miller stated that Mr. Hanson is well respected in their community; he is thankful for the admirable houses he has built. The lots in the area are good - sized; this proposed small lot does not fit and they are opposed to the project. Mrs. Sandy Barrott, 550 Winston Court (Lot 13) said that at the time of their purchase, they deeded back to Mr. Hanson the rear portion of the lot; they did it because of convenience - it was the only way they could get the lot. At that time, Mr. Hanson indicated that he'd like to build, but the Mayor was opposed. There has been a question in the neighborhood about who owns the strip of land. Mrs. Barrott went on to say that Mr. Hanson still owns that land. Over the years, it has not been kept up. They (Barrotts) kept it cut down and their children played on it. Now it has become overgrown. Mr. Hesse has attempted to keep the brush cut down. Mrs. Barrott's concern was the size house Mr. Hanson intends on building on the small lot. Newer homes in Mendota Heights are too large for the lot they are built on. This particular lot is too small for the proposed house. Neighbors that she has spoken to would be willing to maintain the lot. They are opposed to cutting down trees and building. They Page 9 April 25, 1989 enjoy the wildlife; it is aesthetically pleasing. Commissioner Dwyer asked Mrs. Barrott when they bought the lot. She said February 1970. They deeded it back to Mr. Hanson in September, 1970. Their house was built in June. Commissioner Krebsbach questioned why Mr. Hanson sold them half a lot; it is not a legally divided lot. How can both Hansons and Barrotts share title on one lot? Chairman Morson said that a quit- claim deed was given to Mr. Hanson. Mr. Hanson said that part of the lot was given to the Lametti Addition. Three lots were made from two through lots. Chairman Morson asked if the deed had been recorded. Mr. Hanson said that Mr. Mansur, his attorney, never recorded the deed. He has paid taxes on Lot 1 only. Mr. and Mrs. Barrott are paying taxes on all of Lot 13. • Commissioner Dwyer asked Mr. Hanson if he has paid taxes on the part of Lot 13 that he owns. Mr. Hanson stated that he has not paid taxes on Lot 13; just a part of the frontage. CommissioAr Dwyer asked when the Hesses moved in. Mr. Hanson said Millers moved in in 1966; Hesses in 1967. Mrs. Barrott said that this news was a surprise to her. They have been paying taxes on this land all of this time, and it isn't theirs! Chairman Morson asked Mr. Hanson why the deed had not been recorded. Mr. Hanson said that the deed had been given to Mr. Mansur; he must not have recorded it. Mr. Hanson added that he has never gotten a tax statement for the property; he has only received a tax statement for Lot 1. Commissioner Anderson moved to close the public hearing at this time. Commissioner Dwyer seconded the motion. AYES: 7 NAYS: 0 AYES: 7 NAYS: 0 CASE NO. 89-15 CENTEX REAL ESTATE CORPORATION - CONDITIONAL USE PERMIT FOR P.U.D., SKETCH PLAN APPROVAL, COMP PLAN AMENDMENT Page 10 April 25, 1989 Commissioner Anderson moved that on the basis of inequities, large variances, and aesthetic differences, that the proposal for subdivision of this property be recommended for denial to the City Council. Commissioner Koll seconded the motion. City Administrator Kevin Frazell provided a synopsis of the activities that have occurred with the Parks & Rec Commission in their search for land suitable for parks development in the City of Mendota Heights, and on the activities that have involved Centex Corporation. Mr. Frazell concluded by saying that the City needs to take the following action: 1) Amend Comprehensive Plan for park acres from 34 to 23; and 2) Approval of proposed sketch plan including the first 126 units now under construction. Mr. Dick Putnam, Tandem Corporation, was in attendance, and introduced Mr. Kevin Clark, the project manager for the Kensington Development. Mr. Putnam explained the approved Plan A which is approximately 80 acres. It includes a 10 acre park and 10 acres of, trails. The balance of the land would be used for condominiums, town houses, and multi-family homes. He went on to explain that Plan B would consist of the following: 1) 40+ acres of parkland, a small neighborhood park between Huber and Mendota Heights Road, community ballfields along freeway frontage road, the first phase of Kensington (which has been approved and is ready for Page 11 April 25, 1989 construction), and condo unit, townhouses, and single family units. Mr. Putnam said that Plan A would include 540 units of multi-family housing (6.6 units per acre). In Plan B, 500 units would be spread over approximately 120 acres. The big difference is the amount of park land that would be dedicated or purchased. In Plan C, the developers attempted to address the concerns of the housing market, the need for park land and ballfields. Mr. Putnam gave a short summary of what they are proposing: manor homes, condos, townhouses, single family homes, parking lots, community building, tennis courts, football/soccer fields, hockey/skating rink, warming house/concessions, baseball fields, softball fields, and a trail system along Owens pond. Chairman Morson asked Mr. Putnam who would control the home sizes in Phase IV. Mr. Putnam said that Centex would be the builder, and they would be responsible for size control. The homes would be 1800-2200 sq. ft. Chairman Morson said it was strange that small houses would go between two groups of large homes. Mr. Putnam explained that the large homes are in a nice, wooded area. The street would be cut in, then individuals would come in and build custom homes. Mr. Putnam asked the Commission if housing under $200,000 is wanted in Mendota Heights. He added that Centex is not building tiny homes. Chairman Morson said that all the City hears is that lot sizes are too small; the size of the homes must be controlled. Mr. Putnam said that their proposal provides a different option for people in terms of home sizes. Commissioner Duggan asked Mr. Putnam if Page 12 April 25, 1989 the City did not approve this plan, what would we have. Mr. Putnam said that Centex has either A or B approved; but the City would like to see more park property. For the sake of the audience, Commissioner Duggan explained that something will be done. If we don't have Plan C, we will have A or B. Commissioner Dwyer said that as a member of the Parks Review Committee, he does see a desperate shortage of park land in Mendota Heights. The Parks Committee sees Plan C as very desirable. Commissioner Duggan stated that the City is entitled to 10% dedication which is 11.3 acres; some of it is a large pond which is unusable as land for parks. The "lakeshore" property is very valuable and pretty property. You will be getting trails along the pond; this is very good land for the City. Mr. Putnam went on to say that Centex is trying to provide a trail system; the City needs more than just ballfields. tit Commissioner Duggan commented that the City is trying to encourage lower densities. He asked how many of the 136 condos/townhouses under construction have been sold. Kevin Clarkiexplained that the homes are not yet cOmpleted; the sites are graded. None of the units have been sold. Commissioner Tilsen said that the larger lot size seems to be a concern. He also questioned layout and road placement. Commissioner Dwyer said that the density being proposed is a concern. He asked Mr. Putnam if he has the perception that this is what Mendota Heights wants. Mr. Putnam said that other communities agree to this type of development. Many second home owners cannot afford $200,000 homes; there is quite a need for this new housing. The development would be controlled by one builder - Centex. The bigger lot sizes would mean 8-9 less homes. Page 13 April 25, 1989 Commissioner Krebsbach stated that the City is not interested in setting a precedent of smaller lot sizes. There is an interest for ballfield sites in this area. She added that the Commission should not make a decision until more information is known on ballfields possibilities. Chairman Morson asked Mr. Putnam about his timetable; he added that the City will have to revise the guide plan. Mr. Putnam said that parks may not have to be shown on the Comp Plan. City Planner Howard Dahlgren explained that the City chooses to do so, but the law does not require it. Changes can be made in approval of plat for a PUD. City Administrator Kevin Frazell suggested recommending approval of Comp Plan Amendment. Parks placement can be done at a later stage. He said that it may not be scheduled on the City Council agenda until June.. Commissioner Duggan stated that in a normal subdivision, 10% must be dedicated to parks development. In comparison of Plan B to Plan C, differgnce in percentages between unit A was an increase of 8.8%, difference in acreage is an increase of 10.7% from Plan B to Plan C, difference in density is 6.65% increase, and there is a decrease of 40% in parkland from Plan B to Plan C. He also went on to stress staying as close as possible to larger sized lots. Mr. Putnam said that they are proposing 14 acres more than required for parks dedication; this is 1.5 times more than is required by the City. This property is active ballfield space, because that is what the City wanted; it is high and dry developable land. Plan B includes townhouses out to Delaware Avenue to make up for 34 acres of park land. Centex could not take out 65 units and make larger lots, and make it work economically. The City cannot buy park Page 14 April 25, 1989 land and Centex met their needs with Plan C dedication. Mr. Putnam added that now their other site at Dodd and Delaware is also suddenly a ballfield site! Chairman Morson asked if there has been approval on the 136 units going in. Mr. Putnam said that that has been approved. He then showed designs of the condos and townhouses to be built. Kevin Clark explained that the prices of the units would be in the $72,000 - $86,000 range. He explained the layout and design of 4 -8 unit buildings that are in Kensington Phase 1. Mr. Putnam said that a walkout version (3 level on rear side of the building), and a 2 -story unit (no basement) with detached garage are also available. They would be in the $60- 80,000 price range. He went on to say that the detached garages make a value difference. Chairman Morson asked what they were '"planning on doing to attenuate aircraft noise. Mr. Putnam said that specific building code standards are being met. Kevin Clark said that Centex is complying with noise ordinances (wall assemblies, windows, ceilings). Chairman Morson said that he would like to get into a model home and see how the noise attenuation is during aircraft rush. He then asked where the first model would be built. Mr. Clark said the first model home will be built on a small pond near Mendota Heights Road. He said that all the units will have central air conditioning (no option) and gas heat. Mr. Putnam said that the end units are popular. The townhouses will run $100,000 plus options. Add -ons would be more available in the larger units. Commissioner Duggan commented on the highway noise, and asked if the units would be scaled back if theydid not sell. He also asked when the project is planned to be finished. Mr. Clark said it will be completed in five years. Mr. Putnam said the single family lots will compare to Hampshire Estates or smaller. Commissioner Page 15 April 25, 1989 Anderson said he would like to see single family lots of a conventional size. This is a good plan and would be of benefit to the City. He went on to thank Mr. Putnam for his presentation. Dr. Frederick Owens, 2455 Delaware Avenue, said that he lives behind the pond that is shown on the map presented here tonight; there is no pond here. And if you build a pond, can you keep it filled? Mr. Putnam said a ponding area would be built for the storm sewers, and added that people like to live on ponds. Dr. Owens asked if the drainage could run into the larger, existing pond to the west. Mr. Putnam said that the creation of ponds is a benefit to everyone. Mr. Chuck Bangasser, 2223 Copperfield Drive, said that the planning that Tandem Corp. has done is great. He asked what is the feasibility, with the present state of the referendum, to build a bigger recreation facility at a later stage. He added that the area to the east of Plan B could possibly be a ballfields site. Mr. Putnam explained that to go west is Plan B which the City cannot afford. Plan C i4 better than Plan A; Plan B was not acceptable to the voters. Mr. Bangasser commented that the ballfields have been stymied by the Sibley incident. Mr. Putnam said they would like to have a plan approved during the summer. The reason we are up now for sketch plan approval was to satisfy the June referendum. We have 2-3 months before a decision would have to be made. He added that multi-family housing can work next to a park; single-family housing wouldn't be so workable. Chairman Morson said that the Planning Commission will find it difficult to make a decision based on the discussion here. City Administrator Kevin Frazell explained that there are two alternatives: 1) table it until the next meeting, or 2) recommend approval to the AYES: 7 NAYS: 0 ICE ARENA PRE-APPLICATION City Council. A two concerns: 1) southeast corner proposed plans. access point. 2) the lot sizes at Page 16 April 25, 1989 citizen came forth with the 15 acre tract in the is landlocked under the There needs to be an He would like to see least standard size. Commissioner Duggan moved that the public hearing be tabled until the next meeting to receive more input from the Ballfields Committee, Mr. Putnam, and the interested neighbors. Commissioner Krebsbach seconded the motion. Mr. Ted Kramer of Summit Pointe Properties, was present for a pre- application discussion on a proposal for an indoor ice arena on the Tousignant site located directly south of St. Thomas Academy at the intersection of 1-494 and I-35E. Mr. Kramer said that the total parcel being considered is 21 acres, one- third of which would be dedicated for an ice arena. The remainder would possibly be commercial buildings. Commissioner Dwyer asked if this developer has built otheb ice arenas; the answer was no. Chairman Morson asked Mr.. Kramer why that particular site was chosen. He said it was because of local citizens interest and the area schools. Chairman Morson asked if the ice arena in West St. Paul was usable. Commissioner Duggan said that Mend-Eagan uses it. Mr. Kramer explained that they would like to develop an ice arena to use all year round; they hope to build one to seat 4000 people. They have discussed the proposal with professional athletes who would like to hold classes year round. At this point, there has been a tremendous amount of interest. They are seeking information about proceeding with the proposal to come up with a plan before lots of dollars are spent. Page 17 April 25, 1989 Chairman Morson said that B-3 zoning is not typical for Mendota Heights. To go through the process of amending the Comp Plan and rezoning, the entire process would have to be gone through: market studies, traffic studies, feasibility studies, and appropriate applications. Until the full presentation is made, the Commission cannot say if it would be received favorably or unfavorably. Commissioner Anderson said that we need more information, i.e. lack of private arenas, market studies. Changing the zoning from R-1 to B-3 is extremely radical. If we can be convinced that it is desirable and needed, it would be a beginning. Mr. Kramer said that all private ice arenas are profitable; they are looking at 10-15 year commitment to ice time. Commissioner Anderson said that B-3 zoning brings up other options; B-2 with conditions might be better. Mr. Kramer stated that they have interest from corporations and restaurants. Commissioner Anderson said that the Planning Commission must.be convinced of viability and need beforA they can move on. Chairman Morson stated that the developers may have to sell their concept to the community first, in order to avoid problems at a public hearing. Commissioner Duggan was concerned about the appearance and maintenance of the arena. He asked what the land that is not arena would be used for; do the potential developers have an option to buy the land? Mr. Kramer said that they are not under option, but have verbal agreement for discussion. Commissioner Duggan told the developers that they must be prepared to spend money for a proper presentation; proper documents are needed. He likes the concept, but needs to see an overall 1 Page 18 April 25, 1989 picture. He also said that traffic studies are needed, and expressed concern about aesthetic appearance and landscaping. Commissioner Tilsen asked if ice arenas were allowed under B-3 zoning. Mr. Dahlgren explained that most ice arenas are built by the public, and therefore an R-1 zoning is OK. He stressed the need for a Comp Plan Amendment. He expressed concern over the very expensive land, thus making the proposed ice arena a very expensive endeavor. Mr. Dick Putnam stated that the ice arena must economically work; tradeoffs may have to be made with commercial development. The City must determine if this is a public or a private facility. Commissioner Dwyer commented on the great "weight" the City of Mendota Heights places on recreational facilities. He added that it is a great idea, but the developers must take a hard look at what they are intending on doing. He asked if there would be any public subsidies for funding. Mr. Kramer assured the Commission that private funding would be used. Commissioner Duggan asked what the time frame was that they are looking at. Mr. Kramer said they plan on Spring, 1990 construction with operation in Fall, 1990. Commissioner Duggan commented on the need for roads, water and sewer. Mr. Tom Spaniol, 1941 Crown Point Drive, Asst. Mend-Eagan Chairman, said that they are in total support of the hockey arena; ice hours are getting difficult to acquire, and the hours they do get are very poor. The going rates for ice time are $90/hour; $110/hr is the most they have had to pay. He stressed that the Hockey Association wholeheartedly endorses the ice arena concept. Mr. Chuck Bangasser, 2223 Copperfield Drive, added that St. Thomas Academy is extremely interested and may benefit from ) Page 19 April 25, 1989 the ice arena. Sibley needs ice time, as does Mend-Eagan; he sees a great need for ice time. It would be a significant benefit for the athletic portion of community activity. He went on to say that as a parent with children, he strongly supports it. It is to the City's benefit that private dollars are to be used. Chairman Morson added that the Planning process is costly and time consuming, but it is a must. Mr. Mike Funk, the Assistant Headmaster at St. Thomas Academy stated that he was in strong support of the ice arena; it would aid the St. Thomas program as well as the entire conference. He feels that an ice arena as a recreational facility is an asset to the schools in the area. Commissioner Krebsbach asked what the cost of the area with 4000 seats would be. Mr. Kramer said that a 2000 seat arena would cost $1.5-2 million without the land. Commissioner Krebsbach questioned who would be regulating the facility? Mr. Kramer said that jobs would be generated withi4 the facility: an on-site manager wouldbe hired, along with an advertising person. He also said that there has been interest shown by some restaurant owners. City Planner Howard Dahlgren offered the potential developers a suggestion: the land value is going to be a significant factor in the development process. If you can buy cheaper land, it would be beneficial to you. Mr. Tim Curley expressed that he wa in favor of the ice arena. He then asked how Mr. Schwab was involved in the development of this property. Mr. Schwab said that he was a member of the development team. Chairman Morson thanked Mr. Kramer and the development team for the presentation AYES: 7 NAYS: 0 Page 20 April 25, 1989 made to the Planning Commission this evening. He told them that it is a reasonable plan, but they have a big selling job ahead. Public Works Director James Danielson gave a verbal review of Council action. He stated that the Frye/Katz subdivision was approved. Mr. John Duffy is still preparing a proposal to bring before City Council in May. There being no further cases to come before the Planning Commission, Commissioner Dwyer moved that the meeting be adjourned. Commissioner, Duggan seconded the motion. Time of adjournment: 11:30 p.m.