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1987-09-22 Planning Comm MinutesCITY OF MENDOTA HEIGHTS PLANNING COMMISSION AGENDA, SEPTEMBER 22. 1987 - 7r30 P.M. 1. Call to Order. 2. Roll Calle 3. Approval of Minutes, August 25. 4. HEARINGS• a. CASE NO. 87-21, Bream Builders. Subdivision and Conditional Use Permit for Planned Unit Development. 7:30 P.M. (Hearing continued from August 25 meeting). b. CASE NO. 87-23 & 87-24, TandemfCentex� CUP/PUD, Coinprehensive Plan Amendment, Rezoning. 8:00 P.M. (Hearing continued from August 25 meeting). c. CASE NO. 87-27. Lillv, Subdivision. 8:30 P.M. ( j d. CASE NO. 87-29, Learnina Tree Center, Conditional Use Permit. 9:00 P.M. 5. NEW BUSINESS• a. CASE NO. 87-30, Hair. Wetlands Permit. b. CASE NO. 87-31. Guenther, Wetlands Permit. c. CASE NO. 87-32, Brassard. Wetlands Permit. � Pre-applicatio eting with Howard Guthmann, representing So et 19. He will discuss a possible subdivision fo Som set 19. 7. Verbal Review. 8. Adjourn. Page 1 September 22, 1987 CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, SEPTEMBER 22, 5987 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, September 25, 1987, in the City Council Chambers. Chairman Morson called the meeting to order at 7:32 P.M. The following members were present: Morson, Anderson, Burke, Krebsbach, McMonigal, and Duggan. Commissioner Henning had notified the commission that he would be aut of town. Alsa present were City Administrator Kevin Frazell, Civil Engineer Klayton Eckles, and Planner Howard Dahlgren. . ...� . � u �t a _ Ayes: 6 Nays: 0 Minutes of the August 25 meeting had been submitted previously. Commissioner Krebsbach moved that the minutes be approved. Commissioner McMonigal seconded the motion. CASE NO. 87-21, Chairman Morson called the meeting to BREAM, CUP/PUD, order for the purpose of a continued SUBDIVISION public hearing to consider an application from Bream Homes to allow construction of 38 single family homes on the northeast corner of Marie and Victoria. Mr. Howard Bream was present to explain the request. He nated that he had submitted his revised plan ta the Park and Recreation Commission and to many of the neighbors in the South Ridge area, and they were in agreement with the plan as prepared by Planner Dahlgren, and upon which Bream Builders had expanded by the addition of one more lot. Mr. Bream noted that all lots, with the exception of four, meet the 100 foot minimum width. He also noted that in the revised drawing, the proposed park lines up with the existing park area in the South Ridge development to the north. Mr. Bream stated that the proposal is to allow 38 single family lots and 32 townhouses, totaling 70 units on the site. He also noted that they are 10 under the allowable density for the site, and that since the park is now lined up with the South Ridge park, there Page 2 September 22, 1987 is no longer a need for a trail. Commissioner Morson commented that a few of the lots in the plat appear to be less than desireable and asked why the developer would want to keep them. Planner Dahlgren commented that the revisions to the plan are very attractive, the park is well located and he did not think it would be crucial that every lot be 15,000 square feet, especially when the overall density is less than what is allowable. Mr. Jim Hill, architect for the project, noted that the developer has dedicated a 17 foot strip right-of-way along Victoria, which would be more than adequate for a bike/walkway, and he also noted that the South Ridge neighbors prefer ta see the proposed park be developed as a passive park, rather than an active park. It was pointed out that the street named � Kensington Court should be changed, since Tandem currently has a propasal for a multi-family development to be called Kensington, which could cause confusion for residents. Commissioner Duggan questioned the length of the cul-de-sacs. City Administrator Frazell noted that Douglas Road's cul-de- sac is permissible, since the length is counted from the intersection with Diane Road. Commissioner Duggan also expressed his concern with the amount of traffic which would be generated onto Victoria and suggested that Diane Road be extended south through the plat to Marie Avenue. Commissioner Burke asked if the staff had any comments regarding the single access for the townhouse area off Marie. Mr. Bream noted that an emergency access off Victoria is planned and will be shown on the preliminary drawings for the townhouse development. Planner Dahlgren felt that the one access would be perfectly adequate, and if, in the future the traffic becomes too heavy, the intersection could be signalized to Page 3 September 22, 1987 control it. Chairman Morson asked for questions or comments from the audience. Mr. Brian Kammen, 900 Nina Court, stated he felt extending Diane Road to Marie would be a mistake. He enters Victoria three or four times a day and has no trauble entering. A lady from Victoria Road asked when Victoria might be updated to MSA standards. Civil Engineer Eckles stated that it would probably not be within the next five years. Planner Dahlgren said it could be improved to a three lane width, with the center lane designated as a left turn only lane, like Lexingtan Avenue in Roseville. Ms. Joan Barenbaum asked where the physical entrance to the park would be. Mr. Murray Kieffer, South Ridge resident, stated he felt that extending Diane to , Marie wauld run the risk of funnelling more traffic to Victoria and would increase traffic even more. He thought the alternate plan is a very ef�ective alternate to the original proposal. Ayes: Nays: Ayes: Nays: There being no further questions or comments from the audience, Commissioner Burke moved to close the public hearing at 8:10 P.M. Commissioner McMonigal seconded the motion. Commissioner Duggan moved to recommend approval of the subdivision as indicated on the drawing submitted at this meeting, printed September 15, with one minor change straightening out the lot lines on Lots 1, 2, and 4, Block 1 in the Outlot A area. Commissioner Burke seconded the motion. Commissioner McMonigal moved to recommend approval of the conditional use permit far a planned unit development as submitted, based on the print dated September 15, Highlands. Commissioner motion. Ayes: 6 Nays: 0 Page 4 September 22, 1987 1987, called Victoria Anderson seconded the CASE N0.87-23/24, Chairman Morson called the meeting to TANDEM/CENTEX, order for the purpose of a continued HEARING public hearing to consider the Tandem/Centex proposals for development in the southeast area of the City. City Administrator Frazell also noted that a part oi the continued public hearing was an application from the City of Mendata Heights to change the designation of Park north of Mendota Heights Road to School and Schaol to Low Density Residential. Mr. Dick Putnam, Tandem, and Mr. Tom Boyce, Centex, were present to give a sketch plan review of the manor homes for the HD1 and HD2 areas called Kensington, and the commercial development called Dodd Corners. , Mr. Putnam nated that manor homes would ' fit on 50% of the land, but the rest of the area would require walkout manor hames and that one garage may be added at each end of the buildings, which would mean the buildings would have to be redesigned and that could take up to.45 dayse He noted that what was shown on the drawings at the meeting probably won't be built there, therefore a sketch plan review makes more sense. He also noted that the Parks Commission is in favor of a 10+ acre park in the area and stated that 152 units would be in Phase I. Mr. Putnam noted that the HD4 would equal 13-15 units per acre and the HD2 would have 8-10 units per acre. Commissioner Krebsbach asked if the high density comes in first, will it harm the saleability of the medium density homes. She also stated she was extremely pleased to see the developers design a product for Mendata Heights and asked that they take a look at their choice of exterior materials to have the structures fit the terrain, i.e., cedar exteriors for the Page 5 September 22, 1987 natural terrain. Mr. Boyce noted that the 152 manor homes would be under one condominium group and that a flexible condominium will be set up. He also stated that the main street loaping Mendota Heights Road would be a public street. Planner Dahlgren commented that the scale of condominium management is appropriate and would be an asset ta the homes. He felt the 10 acre park lacation was excellent and was very pleased with the proposed development. He felt people may be looking at larger units and they should be a success. He also stated that the most important element in a development is a quality developer, such as Mr. Putnam. Planner Dahlgren stated that the Cammission tonight would be agreeing to the park location, the street circulation and the break-up of the housing areas, i.e., manor type homes. Commissioner Duggan asked if there was an � update on the traffic study which had been done in July, 1985, since I-494 was now open. He asked staff if we, in 1987, are consistent with what the projections were in 1985, and wauld we be able to project for the future. Civil Engineer Eckles noted that the City could ask the State to update Dodd Road, if the need warrants it, but not to try to control the amount of development taking place based on traffic concerns. Planner Dahlgren noted the density is a conservative, extremely low density by metropolitan standards. To even think of reducing the development density is wrong. Commissioner Duggan expressed a major concern over the air traffic noise and asked if the area is nat a good area for single family development, what makes it good for manor homes. He did comment that he likes what Mr. Putnam and Mr. Boyce are doing with the area. Mr. Putnam stated he is more concerned with the freeway naise than the air noise. Page 6 September 22, 1987 It was pointed out that the Planning Commissian, City Council and Mr. Putnam would be against any future exits off of I-494 into the HD3 area af their plan. Mr. Putnam then went on to explain his proposal for podd Corners, which is west oi the Kensington project, noting that the area is a strip of land 275 deep from Mendata Heights Raad to I-494. He asked that the comprehensive plan be changed from HD housing to a neighborhood commercial service area. Commissioner Duggan stated he is totally against the proposal and asked what grounds the City has today to consider rezoning this area since it was denied by the City Council in 1985 on the basis of safety, welfare, traffic and health benefits. He asked what warrants this change today. Commissioner McMonigal felt this area would be a service and convenience to the future residents of this development and � that without this neighborhood center, more traffic will go north on Dodd for services. Commissioner Anderson felt the plan makes sense. Chairman Morson asked for questions or comments from the audience. There were none. City Administrator Frazell reviewed the histary of the designation for a community park and school north of Mendota Heights Raad. He stated that the City is currently looking at two possibilities for a cammunity athletic facility, one being at the Henry Sibley campus and the other being on the Riley property currently before the Commission in the Centex application. He said that there did not seem any possibility that the site designated in the Comprehensive Plan would ever be a community park. However, he indicated that School District 197 owned the property and wished to have it designated as a patential school site. The parcel to the Page 7 September 22, 1987 west designated for School site is intended to be sold by School District 197, and he recommended a change to LR, low density residential, which is consisent with the underlying zoning. Commissioner Duggan thanked the staff for supplying answers to his questions of last month, but went on to state that in 1987, the City is already over what the Metropolitan Council had projected for single family development, noting that this is the last area in the City to be developed. Commissioner Anderson moved to close the public hearing at 9:30 P.M. Commissioner Krebsbach seconded the motion. Ayes: 6 Nays: 0 Commissioner Anderson felt that the Comprehensive Plan should be changed in the southeast corner of Dodd and Mendota Heights Road from HR-PUD to NB (neighborhood business)/PUD, as presented in the proposal called Dodd Corners. Commissioner Anderson moved ta recommend to the City Council that the application for a comprehensive plan amendment allowing a commercial development called Dodd Corners in the proposal be approved and that the plan be amended to allow for a NB/PUD. Commissioner McMonigal seconded the motion. Ayes: 4 Nays: 2, Duggan, Burke Ayes: 5 Nays: 1, Duggan Commissioner Anderson moved to recommend that the City Council consider the sketch plan and that the Planning Commission recommends the sketch plan as pravided in Kensington as Plan A, a PUD proposal by Centex Homes, be approved subject to the understanding that the City may need additional lands for a community athletic complex. Commissioner Burke seconded the motion. Commissioner McMonigal moved to recommend Ayes: 6 Nays: 0 RECESS Page 8 September 22, 1987 that the Comprehensive P1an be amended, with the area designated as Park being changed to School and what is School being changed to LR. Commissioner Krebsbach seconded the motion. Chairman Morson called for a recess at 9:50 P.M. The meeting was reconvened at 9:55 P.M. CASE 87-27, LILLY, Chairman Morson called the meeting to SUBDIVISION order for the purpose of a public hearing on an application from Mr. James Lilly, for a subdivision. Mr. James Lilly, 1694 Dodd Road, was present to request approval of a three lot subdivision for his nine acre parcel. He noted that he proposes to divide it into 4 1/2 acre, 2 1/2 acre and 2 acre parcels and asked for on-site sewer and water to serve the lots. He also noted that Mn/DOT had suggested he dedicate the ponding area on Lot 1 be dedicated to the City, but Mr. Lilly asked that it be dedicated at the time a building permit is applied for. Ayes: 6 Nays: 0 He noted that there is a 35 foot wide road in the property now and that ordinarily a 60 foot right-of-way would be required, but in this case, 50 feet could be adequate. He indicated he would be willing to dedicate an additional 15 foot right-of-way on the south end of �he road. Chairman Morson asked for questions or comments from the audience. There being no comments or questions, Commissioner Burke moved to close the public hearing at 10:07 P.M. Commissioner Duggan seconded the motion. Commissioner Anderson moved to recommend approval of the subdivision known as T& J Addition, submitted by James Lilly, subject ta an additional 15 foot easement being dedicated to the south of the driveway in the plat and the easement would be 50 feet in length running to the east. Page 9 September 22, 1987 Commissioner Burke seconded the motion. Ayes: 6 Nays: 0 CASE NO. 87-29, Chairman Morson called the meeting to LEARNING TREE, CUP order for the purpose of a public hearing an an application from Randall Pederson to allow canstructian of a Learning Tree Day Care Center on Lots 9, 10, 11, and 12, Black 1, Michael D. DuPont First Addition. Mr. Pederson noted that the structure will be constructed on Lots 10, 11, and 12, and Lot 9 will remain open. This property is located on the northwest corner of Summit Lane and TH 110 service road. Mr. Pederson noted that the center would be open from 6:00 A.M. ta 6:OOP.M. and would have a rough sawn plywood cedar exterior. He noted other locations in Mendota Heights had been considered but Learning Tree felt this would be the best location since is was in close proximity � to an elementary s�hoale Commissioner Krebsbach said she would be opposed to this location due to the extra traffic generated on Victoriao Mr. Peterson (not Randall) noted that he owns about 30 day care centers in the Twin Cities and 62% of the children in day care have siblings in elementary schools. They prefer to be located near an elementary school. He noted that the average number of children per day would be about 65 with a maximum enrollment af 135 staggered throughout the day. Chairman Morson asked for questions or comments from the audience. Mr. Bill Malchow, 1020 Victoria Court, adjacent to the subject property, presented a notice of neighborhood opposition to the proposal. He noted that he would be the spokesperson for the area residents and he reviewed the many reasons for their opposition as listed in the notice. The neighbors felt this facility is not needed in the area and they asked that the Commission deny the conditional use permite Mr. Emil Hoppe, 2021 Victoria Court, Page 10 September 22, 1987 stated he desired to see the land as it presently is, R-1, single family. Ms. Janie Rosen, 1021 Victoria Court, noted that the two Country Day Schools in Mendota Heights are not full naw, so why would there be a need for this one. A lady in the area expressed concern for increased traffic congestion on Summit and Victoria Court. There being no further questions or comments, Commissioner Krebsbach moved to close the public hearing at 10:48 P.M. Commissioner Duggan seconded the motion. Ayes: 6 Nays: 0 Commissioner Duggan moved to recommend denial of the conditional use permit for a day care center because the proposal would worsen the traffic situatian that has been created in the area by the reopening of Mendota Elementary School, because the lots were originally planned for single family development and continue to be capable of being developed as such, and because the City has a past practice of not extending commercial type developments along TH 110, except at key intersections. Gammissioner Burke seconded the motion. Ayes: 6 Nays: 0 CASE NO. 87-30, Mr. Doug Hair, 2289 Apache Street, was HAIR, WETLANDS present to request a wetlands permit to PERMIT allow construction of a single family home on Lot 18, Linden Addition, the lot formerly owned by Ron 5mith, which was denied subdivision to David VanLandschoot some years ago. Mr. Hair had written approval from some of his neighbors but he had been unable to contact the Hughes family, 2308 Swan Drive. He asked ior a 69 foot setback variance for his proposed walkout home. Mr. Dick Bjorklund, builder, gave a brief history of the lot and noted that the lot requires extensive fill which would cast an extra $20,000 to improve the lot. Page 11 September 22, 1987 There was a good deal of discussion regarding the amount of fill and how high the filling would be mounded and whether the home would be considered a two story or a three story. After discussion, Commissioner Duggan moved to waive the public hearing requirement and to recammend approval of a wetlands permit with the understanding that the proposed home be moved 20 feet to the east, to lessen the variance need. Cammissioner Krebsbach seconded the motion. Ayes: 6 Nays: 0 CASE NO. 87-31, Mr. Dick Bjorklund was present to request GUENTHER, WETLANDS a wetlands permit for Dr. Dean Guenther, PERMIT to a11ow construction of a single family home on Lot 3, Black 1, Spring Creek Acres, 720 Marie Avenue. After discussian Commissioner Anderson moved to waive the public hearing requirement and to recommend approval of a 38 foot setback variance to allow � construction of a single family home 62 feet from the center line of the creek on Lot 3, Block 1, Spring Creek Acres. Commissioner McMonigal seconded the m�tion. Ayes: 6 Nays: 0 CASE NO. 87-32, Mr. John Brassard, unavailable for the BRASSARD, WETLANDS meeting, who lives at 1205 Sylvandale PERMIT Road, requested a wetlands permit to allow construction of improvements for his lo�, which had been damaged by the July rainstarms. The Commissian recagnized the request as proper and needed and advised staff to check to see who owns the property where the proposed improvements would be made. Commissioner Burke had been told by a resident in the area that the Ivy Fal1s homeowners association owned the creek behind Mr. Brassard's home. After discussion, Commissioner Duggan moved to recommend approval of a wetlands permit subject to Mr. Brassard satisfactarily demonstrating to the City Council the exact location of the Page 12 September 22, 1987 improvements he wants to make and who awns the property. Commissioner McMonigal seconded the motion. Ayes: 6 Nays: 0 VERBAL REVIEW City Administrator Frazell reviewed the cases that had gone before the City Council. ADJOURN There being no further business to come before the Commission, Commissioner Duggan moved that the meeting be adjourned. Commissioner Krebsbach seconded the motion. Ayes: 6 Nays: 0 TIME OF ADJOURNMENT: 11:32 o'clock P.M.