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1987-11-24 Planning Comm MinutesCITY OF MENDOTA HEIGHTS PLANNING COMMISSION AGENDA NOVEMBER 24, 1987 - 7:30 P.M. 1. Call to Order. 2. Roll Call. 3. Approval of Minutes, October 27. 4. HEARINGS• a. CASE NO. 87-36, Nelson, Preliminary Plat. 7:30 P.M. b. CASE NO. 87-23j87-24� TandemjCentex Homes, Rezoning, Subdivision, Conditional Use Permit for a PUD. 8•00 P.M. 5. New Business• � a. CASE NO. 87-37, Poore, Variance. 6. Selection of Date for Joint Meeting with City Council (sometime after January 1st.) 6. Verbal Review. 7. Adjourn. November 24, 1987 Page 1 CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, NOVEMBER 24, 1987 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, November 24, 1987, in the City Hall Council Chambers. Chairman Morson called the meeting to order at 7:32 P.M. The following members were present: Morson, Anderson, Burke, Duggan, Fienning, Krebsbach and McMonigal. Also present were Public Works Director Danielson and Planning Consultant Dahlgren. APPR�VAL OF MINUTES Ayes: 7 Nays: 0 Commissioner Duggan moved approval of the October 27 minutes as submitted previously. Commissioner McMonigal seconded the motion. CASE #87-36, Chairman Morson opened the meeting NELSON, PRELIM- for the purpose of a public hearing INARY PLAT to consider a request from Phillip Nelson, PUBLIC FiEARING 1576 Boardwalk (formerly 1573 Wachtler) for the subdivision of his 1.5 acre site into three lots. Mr. Nelson was present and noted that his house is situated on Lot 2 and that utilities are available to serve each lot. He also noted that the easterly retaining wall will be eliminated due to future landscaping and that there is about a 7-8 foot drop over the 300 foot area. Ayes: 7 Nays: 0 Ayes: 7 Nays: 0 Chairman Morson asked for questions or comments from the audience. There being no questions, Commissioner Burke moved to close the public hearing at 7:36 P.M. Commissioner Henning seconded the motion. Commissioner Anderson moved to recommend approval of the preliminary plat of Park Place 2nd Addition as submitted. Commissioner Henning seconded the motion. JOINT MEETING DATE The Gommission preferred to meet in a joint sessian with the City Council to discuss zoning ordinance amendments on November 24, 1987 Page 2 Tuesday, January 26, 1988, at 7:30 P.M., if the agenda is light. Staff is to inform Council of this date preference and to advise the Commission and Council of the exact time of the meeting the week prior to the meeting. VERBAL REVIEW Public Works Director Danielson gave a verbal review of the cases that had gone before the City Council. RECESS The Commission recessed at 7:47, to review handout materials and for the arrival of the next applicant. The meeting was reconvened at '7:49 P.M. CASE ##87-37, POORE, Mr. Richard Poore, 1660 Dodd Road, was VARIANCE present to request a five foot rear yard variance to allow construction of a garage addition to his home. He noted that he has received written approval from his neighbor to the east. Mr. Poore's lot is 5.4 acres with a lot depth of approximately 950 feet. The property is zoned R-1A, 40,000 square feet and the rear yard setback for R-1A is 30 feet or 20% of the average lot depth, whichever is greater. It was noted that in this case, 20% of the average lot depth is approximately 190 feet. Commissioner Burke moved to recommend approval of a variance from 20% of the lot depth to within 25 feet of the rear lot line to allow construction of a garage addition. Commissioner Duggan seconded the motion. Ayes: 7 Nays: 0 CASE #87-24, CENTEX Mr. Richard Putnam, Tandem Corporation, HOMES, REZONING, was present to present a sketch plan for SUBDIVISION, AND Plan B for development of a portion of CUP for PUD the south east area from Delaware south (PHASE 1) of Mendota Heights Road to the Glewwe property, down to I-494 and up to the power lines behind the ponds and back to the Owens property. The property consists of 105 acres and Plan B is a result of the end of negotiations between the City and School District for property for a community scale athletic complex. He nated that two proposals were looked November 24, 1987 Page 3 at, one being a cul-de-sac type and the other a looped street concept. Mr. Putnam stated the cul-de-sac proposal had not been satisfactory and had been dropped and that staff and the Parks Commission and Parks Consultant Barry Warner had all favored the looped street concept. One of the major concerns was the cost for the City to acquire the 30- 33A park site, which could cost about $750 thousand. Plan A called for 81 acres, 540 units and a 20 acre park, while Plan B was 500 units on 105 acres. Mr. Putnam noted that if the City's proposed park bond referendum fails, the developers would go back to Plan A. He also noted that there would be 136 manor homes in Plan B, and that they are uncertain as to what will be constructed on Outlot A at this time. Chairman Morson opened the meeting for the purpose of a public hearing for Phase I of the Kensington preliminary plat which would contain the manor homes portion. It was noted that staff recommended a 60 foot right-of-way and a 25 foot minimum setback with a 30 or 33 foot wide street with turning from both directions at the ends of the project. Mr. Tom Boyce, Centex Homes, reviewed the proposed buildings and noted that they are proposing 4 and 8 unit buildings with a basic unit at a basic price. Some homes would have walkouts and unfinished basements, with base prices ranging from $70,000 - $82,000, with FHA and VA approval. He noted that an income in excess of $40,000 would be needed to qualify. The estimated total development time for the 136 units is three years, and landscaping will be done as the buildings are constructed. Chairman Morson asked if a lawn irrigation system would be installed. Mr. Boyce stated that such a system is not being proposed, but that he will investigate that possibility. Chairman Morson also commented on the complaints he has heard from other townhouse owners on the rising costs of association iees. Navember 24, 1987 Page 4 Mr. Boyce stated that there would be berming along the freeway on a portion of the site where the elevation is low. Mr. Keith Nelson, engineer from Westwood Planning, reviewed the utilities and grading plans, noting an existing 12 inch sanitary sewer line in Huber Drive which will be extended westerly to serve the entire area south of Mendota Heights Road. He also noted a 42 inch storm sewer in xuber Drive and stated that these are of adequate capacities. It was also noted that the Environmental Assessment Worksheet was done for the entire project, not just Phase 1. Planner Dahlgen recommended the land be rezoned for Phase 1 to the new district, HR-PUD, for the 136 units. He noted the current zoning of R-3 allows 10 units per acre, while the HR-PUD allaws 8 units per acre. He also noted that Centex has to buy the land prior to January 1, 1988, and that 500 units will average 8 units per acre. Chairman Morson asked for questions or commerits from the audience. Dr. Ted Owens, 2455 Delaware, asked the Commission if they were concerned with the isolation of this park, with it having very little supervision, and he expressed his concern over possible drug use in this area. He felt lf the athletic park were adjacent to Sibley, it would be safer with central observation. He asked if this is the right place for a park this large. Commissioner Krebsbach noted that she had spoken to City Administrator Frazell on this possibility and he felt this area would probably be safer with more supervision by the police department. Mr. Richard Gabriel, 670 Apache Lane, asked about the density of Plan A versus Plan B. Plan A would have 540 units on 81 acres and Plan B would have 500 units on 103 acres. He also asked what the total development time would be for either Plan A or Plan B. Mr. Boyce November 24, 1987 Page 5 stated it would be nice if the development were completed in 5+ years. Mr. Russ Wahl, 631 Callahan Place, responded to Dr. Owens concerns, noting that the drugs are already at Sibley. He also asked if the first phase could be condominiums and if later townhouses would be constructed. He also expressed concern for the fire code and the proposed two hour fire rated walls and what would happen if a watermain breaks and if there would be a fire. Mr. Boyce responded that everything would be constructed according to the Minnesota State Uniform Building Code. Mr. Merrill Biel, 2563 Delaware, asked why the west side of Delaware couldn't be maintained as low density single family residential. The matter of parking spaces was discussed with there being a total exterior parking spaces of 1.66 spaces 1 per unit for a total of 240 exterior parking spaces. Ayes: 7 Nays: 0 Mr. Steve Nelson, 666 Apache Lane asked if all the land will be reshaped at once, or will it be leveled in stages. Mr. Russ Wah1 asked about the park dedication for the 103 acres including the large scale park. He was concerned about the 10o dedication required by the City. Planner Dahlgren responded that if the City buys the 30-33 acre part from Centex, the developer would only have 70 acres to develop, thus 10% of the 70 acres would be a seven acre neighborhood park, which is planned. There being no further questions or comments, Commissioner Henning moved to close the public hearing on the rezoning, planned unit development and preliminary plat for Phase 1 at 9:54 P.M. Commissioner Duggan seconded the motion. Commissioner Henning noted that he could November 24, 1987 Page 6 not support Plan B for sketch plan approval. He stated that Plan A was approved by the Commission two months ago and it was a very good plan, therefore, why should the Commission be asked to now approve Plan B just because the City Council decided to break off negotiations with the School District for a community park at Sibley High School, and instead chose to focus the park in the southeast area. Commissioner Anderson agreed with Commissioner Henning and asked what will happen if the Commission denied approval for Plan B. Planner Dahlgren said if the Council went along with the Commission's recommendation of denial of Plan B, then the developers will go back to Plan A and the City will forever have inadequate parks in the City. He noted that this piece of land is the last major area for an athletic complex. Mr. Putnam noted that the real test will come with the referendum, then the City will know if this large scale community park is really needed and wanted. Planner Dahlgren said the Commission could confirm the desirability of Plan A, accept Plan B if a community scale park is to be located on the 30 acre site in Plan B, and that both plans be kept as active alternatives, depending upon the outcome of the park bond referendum in 1988. Commissioner Anderson said he would not support Plan B. Commissioner Duggan said he was happy with Plan B, since he voted against Plan A and the higher density two months ago. He asked if this proposed park size is going to be adequate for the size of the City. Commissioner Duggan moved to accept Plan B, dated November 10, 1987, as submitted by Centex, conditioned on the Commission confirming the desirability of Plan A, that Plan B be accepted is a large scale community park is to be located on the 30 November 24, 1987 Page 7 acre site on Plan B, and that both plans be kept as active alternatives, depending on the outcome of the park bond referendum in 1988. Commissioner Krebsbach seconded the motion. Ayess 5 Nays: 2, Henning and Anderson Ayes: 7 Nays: 0 Commissioner Burke moved to recommend approval of the preliminary development plan (stage 1) subject to the following conditions: 1. the sidewalk be increased from 4 feet to 5 feet. 2. proof of parking be added to a minimum standard of 1.5 spaces per unit, exclusive of parking spaces in front of garage facilities. 3. subject to staff approval of final engineering, grading, and landscaping plans. 4. that the developer be required to construct a lawn irrigation system. 5. that the public street loops be completed initially. Cammissioner Duggan seconded the motion. Commissioner Krebsbach moved to recommend approval of the preliminary plat of Stage 1, Phase A or B, on the following conditions: 1. dedication of right-of-way to a full 60 foot width. 2. dedication of Mendota Heights right- of-way for Mendota Heights Road easterly to Huber Drive. 3. subject to engineering staff review of easements and engineering details. 4. a 25 foot setback from the front lot lines. Ayes: 7 Nays: 0 Ayes: 7 Nays: o ADJOURN Ayes: 7 Nays: 0 November 24, 1987 Page 8 Commissioner Burke seconded the motion. Commissioner Burke moved to recommend approval of the rezoning from the current zoning of R-1, to HR-PUD for Phase 1. Commissioner McMonigal seconded the motion. There being no further business to come before the Commission, Commissioner Anderson moved that the meeting be adjourned. Commissioner Duggan seconded the motion. TIME OF ADJOURNMENT: 10:41 P.M.