Loading...
1987-08-25 Planning Comm MinutesCITY OF MENDOTA HETGHTS PLANNING COMMISSION AGENDA AUGUST 25, 1987 - 7:30 P.M. 1. Call to Order. 2. Roll Call. 3. Approval of July 28 Minutes. 4. HEARINGS• a. Case No. 87-20, Beth Jacob Conqreqation, Conditional Use permit, 7:30 P.M. b. Case No. 87-21, Bream Builders, Conditional Use Permit for Planned Unit Development and Subdivision. 8•00 P.M. c. Case No. 87-22, Kladis, Subdivision. 8:30 P.M. d. Case No. 87-23, Tandem, Rezoning, Conditional Use Permit for Planned Unit Development, Camprehensive � Plan Amendment, Subdivision. 9:00 P.M. e. Case No. 87-24, Centex, Rezoning, Conditional Use Permit for Planned Unit Development, Comprehensive Plan Amendment, Subdivision. 9:00 P.M. 5. New Business: a. Case No. 87-25, Blake, Variance b. Case No. 87-26, Parkos Construction, Wetlands Permit. 6. Verbal Review. 7. Adjourn. Page 1 August 25, 1987 CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, AUGUST 25, 1987 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, August 25, 1987, in the City Council Chambers. Chairman Morson called the meeting to order at 7:30 P.M. The following members were present: Morson, Anderson, Burke, Henning, Krebsbach, McMonigal, and Duggan. Also present were City Administrator Kevin Frazell, Public Works Director Jim Danielson and Planner Howard Dahlgren. APPROVAL OF Minutes of the July 28 meeting had been MINUTES submitted previously. Commissioner Burke moved th.at the minutes be approved with a correction on page 1, the second paragraph under Case No. 87-18, to read a "50" foot radius on cul-de-sacs. Commissioner Henning seconded the motion. Ayes: 7 Nays: 0 CASE NO. 87-20, Chairman Morson called the meeting to BETH JACOB, CUP order for the purpose of a public hearing HEARING to consider an application from Beth Jacob Congregation to allow construction of a synagogue on the northeast corner of Hunter Lane and TIi 110. Mr. Jeremy Mayberg, architect, was present to explain the request. Mr. Mayberg noted that the synagogue will be approximately 15,000 square feet, with seating for approximately 300 persons, with proposed parking for 88 cars. He noted that the parking lot encroaches on the 100 foot setback from a wetlands area. He also noted that there is room allowed for possible future parking expansion. Mr. Mayberg noted that a conditional use permit for this site was received in 1978, but that the plans were never developed. He nated that a 30 foot setback and trees will be maintained on the west property line and the only openings to the site are along TH 110. Mr. Mayberg nated that the exterior will be a rock-faced masonry, with a wood banded fascia, and the synagogue will be set back 90 feet from TH 110.: Iie also explained that the site is 6.2+ acres and Page 2 August 25, 1987 that 2-4 feet of fill will need to be removed to allow construction of the synagogue. The building floor will be at 893, which is eight feet above the 100 year flood of the wetland area. He explained that the existing single family residence may be a home for the caretaker ior the site. Mr. Mayberg also stated that there wi11 be no access off Hunter Lane, but that a small monument sign is proposed for the entrance off TH 110. The future parking area will be left as green space until such time as a need for 48 additional parking spaces is indicated. Chairman Morson asked for questions or comments from the audience. Ms. Joan Olin, from the Mendota Planning Commission, expressed concern over drainage into Mendota. It was noted that no drainage will go into Mendota. Mr. Jim Olin, owner of property to the north of the site, asked how far from his property line the synagogue would be. Mr. ' Mayberg noted that it will be 80 feet from the north property line, while the minimum setback is only 50 feet. Mr. Olin also felt that the drainage culvert under TH 110 should be kept open and maintained, to allow for drainage of this site. There being no further questions or comments from the audience, Commissioner Duggan moved to close the public hearing at 7:57 P.M. Commissioner Henning seconded the motion. Ayes: 7 Nays: 0 Commissioner Burke moved to recommend approval of a variance to allow a planned unit development on a 6.3 acre site, rather than a 10 acre site. Commissioner McMonigal seconded the motion. Ayes: 7 Nays: 0 Planner Dahlgren noted that there would be no disturbance to the wetlands area, but felt that approval should be canditioned upon the dedication of the Ayes: 7 Nays: 0 Ayes: 6 Nays: 1, McMonigal Page 3 August 25, 198� triangular site on the east site of the site to the City. He also noted that the proposed new City Hall wauld have a brick and glass exterior, and he felt that the type of exterior proposed by Beth Jacob would be of a lesser quality. He felt that it would be nice ii the two buildings were compatible in appearance, since they will be side by side, separated only by the wetlands area. Commissioner Henning moved to recommend approval of the conditional use permit to allow construction of the Beth Jacob synagogue in a R-1 district. Commissioner McMonigal seconded the motion. Commissioner Henning moved to recommend approval of the Planned Unit Development as submitted, and subject to the conditions stated on page two of Planner Dahlgren's report dated August 25, 1987, paragraph #9, relative to the plans dated August 14, 1987, that the southeast shore of the pond be dedicated to the City, and that if overflow parking occurs on the public street system, then additional parking expansion will be required by the City. He also stated that the applicant should be encouraged to reconsider the exterior building materials. Mr. Mayberg noted that using a brick exterior would increase the cost by 10%, and if they would be required to build a brick synagogue, the cost would be prohibitive and no construction would be done. Commissioner Duggan seconded the motion. Commissioner McMonigal felt that Commissioner Henning's last statement would create a hardship for the synagogue and she could not support that. Commissioner McMonigal moved approval of the replatting of property as presented. Commissioner Henning seconded to recommend this the motion. Ayes: 7 Nays: 0 Ayes: 7 Nays: 0 Page 4 August 25, 1987 Commissioner Anderson moved to recommend approval of the wetlands permit to allow construction of a parking lot as shown on the drawings, and also for any potential parking lot expansion. Commissioner Henning seconded the motion. CASE NO. 87-21, Chairman Morson called the meeting to BREAM, CUP/PUD, order for the purpose of a public hearing SUBDIVISION to consider an application from Bream Builders for a conditional use permit for a planned unit development and the subdivision of property located at the northeast corner of Victoria and Marie Avenue. Mr. Howard Bream, developer, was present for the discussion and noted that the property is commonly known as the McCloud property. He stated that there would be low density development consisting of 35 single family homes and 32 townhouses, with prices ranging from $175,000 to $300,000+. He then introduced Mr. Jim Hill, architect, who went on to present several drawings to the Commission and audience. Mr. Hill noted that 6.5 acres of the 39 acre tract is open space, and that Diane Road would be extended from the existing South Ridge development into the proposed development, ending in a cul-de-sac, and that Douglas Road would be extended from the westerly edge of Victoria to end in a cul-de-sac within the plat. He noted that the 32 townhouses (attached homes) would have access only from Marie Avenue and that they were not asking for final development approval of the townhouses at this meetinq, only for the area. He also nated that they had met with the Park and Recreation Commission to review their proposal and the Park Commission was satisfied with the plan for the park location. Mr. Hill stated that the western open space area on Victoria will be a holding pond. Page 5 August 25, 1987 Mr. Hill said that sanitary sewer and water are adjacent to the site and will be extended and that Mr. Bream will petition for these utilities for the single family portion of the development. These utilities for the townhouse area will be private. Mr. Hill also noted that the site is currently zoned R-1 and that although 93 dwelling units could be constructed on the 39 acre site, they are only proposing 67 dwelling units. He stated that it is anticipated that this project will take 3-4 years to fully develop. It was noted that the proposed park area on this site does not line up with the park area in South Ridge, to the north of this site. The proposed park would be on the eastern edge of the property, along I-35E. Commissioner McMonigal expressed concern with only one access to the townhome area, and asked what would happen in the event of an emergency. Mr. Hill stated that there would be a chain/gravel access off Victoria, which could be used in the event of an emergency. Commissioner Duggan expressed concern with the lack of low/moderate homes in the City, and asked where the scattered sites in the City were. He also expressed concern over increased traffic off Victoria. He asked who would maintain Outlot A(the holding pond) and Mr. Hill responded that it would be dedicated to the City and maintained by the City. Commissioner Krebsbach asked what benefit to the City the townhomes would be. Planner Dahlgren said that it is good for a city to have a mix of housing, not just single family homes. Chairman Morson asked how neighbors will be notified of how and when the park will be developed. Planner Dahlgren said the neighbors will be made aware of proposed improvements and would be invited to a Page 6 August 25, 1987 public hearing to add their input or concerns. Chairman Morson asked for questions and comments from the audience. Mr. Richard Leyh, 1814 Victoria Road, was concerned with the high hill along I-35E and wondered how vehicles would get in to develop the area. Mr. Joseph Mast, the original developer of the South Ridge development to the north of this site, stated that he would welcome this proposal, but expressed serious concern with the park location. He stated that the only reason the park is located in South Ridge in the location it is, is because he was promised that when the land to the south of South Ridge (the McCloud property) was developed, the new park would be contiguous to the park in South Ridge. He felt that these developers should be required ta locate their park.adjacent to the park in South Ridge. Mr. Brian Kammen, 900 Nina Court, noted he was speaking for the residents of Nina Court about the park location. He stated that they do not want a parking lot or volleyball court in their back yard. They desire to see the park contiguous to the existing park in South Ridge. He then presented the Commission with a copy of a petition signed by the four residents of Nina Court against the park location in this proposed development. Mr. Carl Sievers, 956 Douglas Road, felt there would be "heavy duty" traffic on Douglas Road and felt that Diane Road should be extended to Marie and that the Douglas Road extension should be deleted from the development. Another gentleman in the audience felt the park should be moved closer to the townhouse area. Commissioner Krebsbach commended the developer for designing a trail system and suggested that the trail be extended to the intersection of Marie and Ayes: 7 Nays: 0 RECESS Page 7 August 25, 1987 Victoria. She expressed concerned because the proposed park seemed to be in an isolated area and that the police would not be able to patrol it very easily. There being no further questions or comments from the audience, Commissioner Henning moved to close the public hearing at 9:16 P.M. Commissioner Anderson seconded the motion. After a brief discussion, Commissioner Henning withdrew his motion to close the public hearing. Commissioner Anderson moved to recommend denial of the conditional use permit as submitted and to continue the public hearing to September 22, at 7:30 P.M. Commissioner Henning seconded the motion. Chairman Morson called for a five minute recess at 9:23 P.M. The meeting was reconvened at 9:28 P.M. CASE NO. 87-22, Chairman Morson called the meeting to KLADIS, SUBDIVISION order for the purpose of a public hearing to consider an application from Mr. Harry Kladis, 1649 Dodd Road, for the subdivision of his property on the west side of Dodd, north of Evergreen Knolls. Mr. Del Schwanz, surveyor, was present and noted that the site contains just under two acres and that it is proposed to create four lots, with one including the existing Kladis home. All the lots exceed the City's minimum 15,000 square foot requirement and he stated that sewer and water are in place. He also acknowledged that there would be a $600 per new lot park contribution required. Chairman Morson asked for questions and comments from the audience. There being na questions or comments, Ayes: Nays: Ayes: Nays: 7 0 � Page 8 August 25, 1987 Commissioner Duggan moved to public hearing at 9:33 P.M. Commissioner Henning seconded close the the motion. Commissioner Duggan moved to recommend approval of the subdivision as proposed, conditioned that the entry road to Lot 4, be on Evergreen Knolls, not on Dodd Road. Commissioner McMonigal seconded the motion. Chairman Morson asked Mr. Putnam, who was scheduled for the next hearing if he minded if the Commission moved ahead to the next two variance cases, in order to not keep the two applicants waiting until after discussion of the Tandem/Centex proposals. Mr. Putnam stated he would be agreeable with that. CASE NO. 87-25, Mr. James B1ake was present to request a BLAKE, VARIANCE three foot front yard variance to allow construction of a single family on Lot 2, Block 2, Evergreen Knolls 2nd Addition. Commissioner McMonigal moved to recommend approval of a three foot front yard setback variance as requested. Commissioner Anderson seconded the motion. Ayes: 7 Nays: 0 Mr. John Parkos, Parkos Construction, CASE NO. 87-26, was present to request a wetlands permit PARKOS, WETLANDS to allow construction of a single family home for Gary Genz, of Lot 3, Block, Genz Addition, on Veronica Lane. Ayes: 7 Nays: 0 During the discussion, it was noted that a variance would also be needed to allow the home to be built in line with the other homes on Veronica Lane. Commissioner Henning moved to recommend approval oi the requested wetlands permit. Commissioner Duggan seconded the motion. Commissioner Henning moved to recommend permission for the homeowner to be allowed to build within 30 feet of Page 9 August 25, 1987 Veronica Lane as it presently exists, disregarding the cul-de-sac setback with up to a 23 foot front yard setback, to allow the home to line up with the other homes on Veronica Lane. Commissioner Krebsbach offered a friendly amendment, to assume that the circular cul-de-sac will not be built at the end of Veronica Lane. Commissioner Henning accepted the friendly amendment. Commissioner McMonigal seconded the motion. Ayes: 7 Nays: 0 CASE NO. 87-23/ Chairman Morson called the meeting to 87/24, TANDEM/ order for the purpose of a public hearing CENTEX, HEARING to consider information from Tandem and Centex Homes on their proposals for development in the Southeast area oi the City. While Mr. Putnam was setting up the slide show presentation, City Administrator Frazell explained the Comprehensive Plan Amendment regarding the park designation. Mr. Putnam then proceeded with the slide presentation, noting that the commercial area known as Dodd Corners is 5-6 acres in size and is 275 feet wide. He noted that the first step would be to approve the commercial site, then rezone from R-1 and then approve the final development plan. After showing slides on the multi- family/single family housing area east of the commercial site and known as Kensington, Mr. Putnam noted that this is an 80 acre site, with the multi-family housing area totalling 12.6 acres. He noted that there would be low density alang Delaware, with medium density housing further west and that 20% of the 80 acres would be park/trails. Chairman Morson asked City staff just what should the Commission be requesting of the applicants. Planner Dahlgren Frazell said the 19 of the Zoning PUD concept. Page 10 August 25, 1987 and City Administrator y should follow Chapter Ordinance, which is the Commissioner Duggan noted several of his concerns, among them, he asked where the City is now regarding growth. What is planned for now and what is being planned ahead. He felt that staff should check with the Metropolitan Council and inform the Commission at what point is the City on the Metropolitan Council's guidelines. How much can we safely handle? i.e., sewers and streets. He asked how many housing units there are now and how many projected, (not the number of people) and asked for this information by the next meeting if possible. He also asked if an Environmental Impact Statement has been done with all this new development being planned? Commissioner Duggan expressed concerns over increased traffic and asked that a traffic study be done. He felt both air ' and traffic noise would be a problem and asked how the City plans to implement the new codes regarding noise in these areas. In general, ha asked for staff help in determining the future growth of the City. Chairman Morson asked for questions or comments from the audience. Mr. James Losleben, 815 Hazel Court, expressed concern with traffic on Mendota Heights Road, feeling that excess traffic would be using Mendota Heights Road to get to Dodd Corners. He felt the City should research what it's commercial needs are, not just take what the developer proposes. It was his opinion that the people of Mendota Heights don't want change. Mr. Charles Bangasser, a resident of Copperfield, stated he sees a significant need in the southeast area at Dodd Corners for light commercial as proposed. He could support a Day Care Center, etc., Page 11 August 25, 1987 but felt the developer should make sure the demand is there first. He also stated that the noise contours shown on the City's maps are not even close to what the MAC shows for noise contours. He ielt the information should be updated. Mr. Bangasser also went on to say that he doesn't want to see high- rises, but that he feels the City needs multi-unit dwellings. He felt that a park should be located in the area of some of the high density dwellings. He also asked if the sewer and water lines are in to service the medium and high density areas. Public Works Director Danielson responded yes, they are in place. Ms. Celia Kennedy, 2567 Delaware, asked why not let the people buy 1, 1 1/2 or 2 acre lots instead of selling single family lots. Commissioner Henning pointed out that this land has been zoned for that for many years, but no one wants to buy a lot that size. It's too expensive, and the assessments are also too great. Ms. Julie Losleben, 815 Hazel Court, said that the City Council had voted 5-0 against commercial development in the sautheast area two years ago, and she couldn't understand why it is being considered again. She stated she is having a very difficult time with this. Mr. Steve Patrick, 737 Mendota Heights Road, concurred with Planner Dahlgren's comments about the density; that 4 and 8 units per acre are not high by other cities standards. He did express concern over the traffic noise but noted that he thinks the commercial area on the corner of Dodd and Mendota Heights Road makes sense. There being no further questions or comments, Gommissioner Krebsbach moved to continue the public hearing to 8:00 P.M. on September 22. Gammissioner Burke seconded the motion. Ayes: 7 Nays: 0 Page 12 August 25, 1987 VERBAL REVIEW Public Works Director Danielson gave a verbal review of cases that had been before the City Council. ADJOURN There being no further business to come before the Commission, Commissioner Anderson moved that the meeting be adjourned. Chairman Morson seconded the motion. Ayes: 7 Nays: 0 TIME OF ADJOURNMENT: 11:50 o'Clock P.M.