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1987-01-27 Planning Comm MinutesCITY OF MENDOTA HEIGHTS PLANNING COMMISSION AGENDA JANUARY 27, 1987 - 7:30 P.M. 1. Call to Order. 2. Roll Call. 3. Approval of Minutes, December 15, 1986. 4. HEARINGS: a. Case No. 86-25A, Dobie, Subdivision, amended application. 7:30 P.M. (Referred back from City Council). b. CAO Case No. 87-01, Cochrane, Site Plan Approval and Variance. 8:00 P.M. 5. New Business: a. Case No. 87-02, United Properties, Variance. _ 6. Verbal Review. 7. Adjourn. �� • •�i�t__ _ _•� _�_ : Please mark your calendars for Tuesday, February 24, at 7:00 P.M. The City Council has tentatively set this date and time for a joint meeting to advise the members of their expectations for actions regarding planning cases. CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, JANUARY 27, 1987 The regular meeting of the Mendota Fieights Planning Commission was called to order by Chairman Morson at 7:30 o'clock P.M. The following members were present: Morson, Burke, Duggan, Frank, Henning, Krebsbach and McMonigal. Also present were Planning Consultant Howard Dahlgren and Public Works Director Jim Danielson. APPROVAL OF Minutes of the December 15, 1986 meeting had been MINUTES submitted previously. Commissioner Frank moved that the minutes be approved as submitted. Commissioner McMonigal seconded the motion. Ayes: 7 Nays: 0 � CASE NO. Chairman Morson called the meeting to order for the 86-25A, DOBIE purpose of a public hearing to consider an amended SUBDIVISION application from Mr. Terry Dobie for the Stratford Woods subdivision. This matter had been referred back to the Planning Commission by the City Council. Mr. Dobie was present to briefly explain his request and to discuss two alternate plans proposed at various stages of the planning process. One plan showed a through street that had been presented in September and the other was an alternate cul-de-sac proposal which had been presented after the through street plan was denied by the City Council. Mr. Dobie noted that both plans closely follow the topography of the site as well as possible, resulting in minimal disturbance of the land, but that fill would be required in both plans. The cul-de-sac proposal would extend Stratford Road by an additional 300 feet and the hammerhead turnaround shown in the cul-de-sac plan would be about 400 feet in length. Mr. Dobie noted that he much prefers the through street alternate as the continuation of Stratford Road would provide a greater degree of continuity between the existing Rolling Green subdivision and the Wagenknecht Addition, rather than isolating the neighborhoods, as a cul-de-sac proposal would do. He also noted that the net traffic use with a through street would have little impact on the Victoria Road traffic and he would be willing to keep the barrier on Stratford Road in place until the through street is in place and complete, to help keep traffic off the street. Mr. Dobie also noted that a through street proposal would allow better access to Marie Park and Mendota School, rather than having the 13 new families in the subdivision have their children walk to the park along Victoria Road, which is a County road having no sidewalks� only ditches to walk along. Mr. -1- CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, JANUARY 27, 1987 Dobie stated that the through street plan complies with all the subdivision requirements, and the cul- de-sac proposal would create overly long cul-de- sacs. He also stated that the cul-de-sac plan results in the same number of lots as the through street, but that the cul-de-sacs would be overly long and there would be more construction traffic generated on Stratford Road with a cul-de-sac. Mr. Dobie felt that the marketability of the lots, whether the development is a through street or cul- de-sac, is not a big factor in the plat development. He also stated that the through street plan would be more costly for him to develop, but that he is not proposing any other plan than the two presented this evening. He also noted that he was unable to work out a trade with Mr. Thomas Fee for additional land for the triangular shaped Lot 1. There were no questions from the Commission members, but Chairman Marson asked Planner Dahlgren to explain the purpose af a cul-de-sac and how the length of one was arrived at. Planner Dahlgren responded that the purpose of a cul-de-sac is to gain access to a portion of an area where access could not otherwise be provided, and he noted that the maximum length of a cul-de-sac is set at 500 feet. He also felt that the amount of traffic on Stratford Road if a through street were approved would be insignificant. Chairman Morson asked for questions or comments from the audience. Mrs. Mary Roszak, 988 Stratford Road, gave a background from 1978 when her lot was originally purchased. She noted that her family has not had any problems with emergency services or break-ins. She asked the Commission to continue with the City Council's decision to approve a cul-de-sac proposal and reject the through street plan. She stated that she felt Mr. Dobie's cul-de-sac plan is objectionable and preferred an altered version of the John Voss proposal. Mrs. Roszak noted a plan prepared by Bream Homes in 1984 for development of a portion of the site, excluding the Klingel property, and noted that when Mr. Bream had proposed this plan to staff and Planner Dahlgren, he had received no objections to Stratford Road. remaining a cul-de-sac. She asked the Commission to be fair to the neighbors, for the safety of the children's sake, as they play in the street, even if you don't want them to. She also noted that CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, JANUARY 27, 1987 when her property was purchased, the seller told her that Stratford Road would not be extended, that it would remain a cul-de-sac. Mr. Dobie noted that Mrs. Roszak's proposal of the Voss plan is a hybrid proposal, and had not been discussed previously. He also noted that the Bream plan had never been submitted to the Planning Commission and that Bjorklund Construction had also looked at developing the site, but said it was too difficult to develop and dropped it. Mr. Dobie noted that last Wednesday he had sent a survey around to the neighbors in the area who were not opposed to the through street plan and he had received 16 positive responses to the through street plan. Commissioner Krebsbach asked about the double cul- de-sac plan from the September 23 meeting. Mr. Dobie stated that he objected to the plan as it would create the loss of an additional lot and also created the loss of several mature trees on the site. Mrs. Debbie Fee, 984 Stratford Road, stated that the main reason they bought their lot was because it was at the end of a cul-de-sac. She was not in favor of either of Mr. Dobie's plans. Mr. Dobie added that he called Dakota County to see if any easements were ever filed for the cul-de-sac in Rolling Green and none were ever filed by the developer, Mr. Roger Derrick, nor by anyone else. Mr. Lee Houske, 975 Kay Avenue, agreed with Mr. Dobie's through street proposal. Mrs. Mary Ann Maehren, 986 Stratford Road, objected to the traffic with a through street, and suggested that a walking path be constructed to allow residerits to walk to Mendota School. Mr. Virgil McQuay, 976 Kay Avenue, felt that all the talk of excess traffic was just dreaming, and that lots of traffic is just not going to happen. He prefers the through street plan. Mr. Norman Gellerman, 997 Stratford Road, said Stratford Road shauld not be a cul-de-sac because it would be over 500 feet long, and would prefer a dead-end. Mr. David Smith noted that he had spoken to -�- CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, JANUARY 27, 1987 developer Howard Bream and that Mr. Bream told him that a through street was not financially feasible, that a cul-de-sac wauld be the best look for the area, and he discontinued his plan because he had a better place to put his money. Mr. Robert Klingel, 1931 South Victoria Road, owner of Lots 4, 5, 6, and 8, added that the Bream proposal did not involve his property. Planner Dahlgren spoke regarding the Bream plan and stated that neither he nor Public Works Director Danielson would have ever endorsed his plan leaving Stratford Road as a dead-end or cul-de-sac, and that is probably why the plan never went anywhere. Mr. Robert Lockwood, 2 Hingham Circle, speaking as a private citizen, spoke addressing the long range affect of the proposal on the taxpayers. He added that he is opposed to a dead-end proposal and to any plan that would create two cul-de-sacs. He felt it would be best to go with a through street plan. He noted that cul-de-sacs are not in the City's best interest due to their expensive maintenance costs. He also stated that he is interested in this property and does not like the ingress/egress restricted to the site. He also felt that a cul-de-sac does not have the convenience of a through street regarding seal coating purposes or special snow plowing measures. He felt that a cul-de-sac creates an awkward, wasteful utility easement, when the utility easement should be put in the street where it belongs. He added that the developer would have to leave a 40-45 foot wide permanent easement on it with the cul-de-sac proposal, and that the easement would remain on the property long after the residents who may want it there are gone, and then who would maintain the easement. He noted there could be a problem with security for emergency measures and asked how the Commission could deliberately create a potential hazard by blocking off the area with a cul-de-sac, especially in the event of an air crash or some other type of emergency where rescue methods could be hampered. He also noted that short cul-de-sacs are not imrnune to fires and noted other cases in the City involving fires and cul-de-sacs and the hampered efforts of the fire department due to reaching the residences involved. Mr. Lockwood's last point of concern was over the potential legal liability of the City if the Commission approved the creation of the cul-de-sac proposal and a legal action was commenced in the event of a high loss fire at the -:4= CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, JANUARY 27, 1987 end of one of the cul-de-sacs. He gave an example of the City being held liable in the case of the accident on Lake Drive a few years ago and noted that the City was held liable because the road was improperly maintained and felt that there would be a potential far creating another lawsuit in the event of a fire and the fire department could not reach a residence in time due to the length of the cul-de-sac. Mr. Gellerman asked if this cul-de-sac would be the only one in the City to be longer than 500 feet. Mr. Dobie noted that Mr. Voss's plan would create two unbuildable lots because they would be undersized and that there would be one less lot in the development using Voss's cul-de-sac plan. He also stated that Planner Dahlgren's Plan #2 would create Lot 8 with an 85 foot frontage and there would also be a problem getting utilities from Stratford Road to the cul-de-sac, and the cul-de- sac would be excessively long. Mr. Gellerman asked ii the Commission approves the cul-de-sac plan, can Mr. Dobie live with the plat. Commissioner Krebsbach asked if Mr. Dobie had ! planned any modifications to Lot 1, Block 1 and Lot 1, Block 2, noting that the Commission, when they had given approval originally, had placed a one year moratorium on the sale of Lot 1, Block 1, to give Mr. Dobie time to adjust the lot lines. There being no further questions or comments from the audience, Commissioner xenning moved to close the public hearing. Chairman Morson asked the audience if anyone had a different concept that those already discussed. If not, the Commission could act on the motion on the floor. There being no comments, Commissioner Frank seconded the motion to close the public hearing at 9:33 o'clock P.M. Ayes: 7 Nays: 0 Mr. Dobie noted that he can change the radius of Lot 1, and adjust the lines between Lot 1 and Lot 2, Block 2. He further discussed the possibility of trading Outlots A and B with Mrs. McDonald. Commissioner Krebsbach moved to accept the through street proposal and recommend its approval to the City Council with the condition that every effort be made to increase the frontge on Lot 1, Block 2, f �) CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, JANUARY 27, 1987 and to expand Lot 1, Block 1 into Lot 2 or to change the alignment of the street. Commissioner Henning seconded the motion approving the through street plan. Ayes: 7 Nays: 0 RECESS Chairman Morson called for a five minute recess at 9:45 P.M. The meeting was reconvened at 9:50 P.M. CAO Case No. Chairman Morson called the public hearing to 87-01, order to consider a request for a critical area COCHRANE, ordinance variance. Mr. and Mrs. John Cochrane VARIANCE were present to explain their request for site plan approval and a variance, to construct a new home at 1819 Hunter Lane. Mrs. Cochrane noted that this is a 2 1/2 acre parcel located at the northwest corner of Hunter Lane and Orchard P1ace. The site has an existing home on it which they propose to demolish prior to contructing their new home. She noted that they wish to take advantage oi the view and also like to play tennis so plan to construct a tennis court on the site also. The Cochrane's requested approval to build 20-22 feet from the blufiline on a flat area, with very little excavation needed. Mrs. Cochrane noted that a variance is needed in order to develop this unique lot and it would have no adverse impact on anyone. She stated that the new home would blend into the bluff and wooded area, unlike the existing home which is white. Many of the neighbors were present and in total agreement with the Cochrane proposal. Mrs. Cochrane's architect noted that the home would have a 5/12 roof pitch and would be a subdued, walkout type home. He noted that the house would be the same level as the existing home and the tennis court would have a 10 foot high fence, five feet from the property line. He noted that some secondary tree growth will be removed, but that the bluff line trees will not be touched. Commissioner Henning asked how many CAO variances had been granted in the last few years. Planner Dahlgren noted that about three dozen CAO cases had been processed, with about half of them being variances. He also stated that the Commission should try to avoid something that in the future would stick out like a sore thumb and added that the Commission may want to add that the home be constructed with earth tone materials. Chairman Morson asked for questions and comments from the audience. � CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, JANUARY 27, 1987 Mr. Robert Lockwood, 2 Hingham Circle, said that nothing the applicants could do would be as bad as the view of Lilydale from the river side. There being no further questions or comments, Commissioner Duggan moved to close the public hearing at 10:08 o°clock P.M. Commissioner Krebsbach seconded the motion. Ayes: 7 Nays: 0 Commissioner Duggan moved to recommend approval of the variance as requested and as indicated in the drawing dated �7"anuary 9, 1987. Commissioner McMonigal seconded the motion. Ayes: 6 Nays: 1, Frank (because no exterior materials were included in the motion). CASE NO. 87-02,Mr. Dale Glowa from United Properties, was present UNITED to request a 7 foot, 8 inch sideyard variance to PROPERTIES, allow construction of a building 22 feet, 3 inches VARIANCE from the side property line on Lots 9 and 10, Block 4, Mendota Heights Industrial Park. This building is for the Northland Insurance Company, and Mr. Glowa indicated that United hopes to break ground within two weeks. After a brief discussion, Commissioner Frank moved to recommend approval of a 7 foot, 8 inch side yard variance, as requested. Gommissioner McMonigal seconded the motion. Ayes: 7 Nays: 0 COMMENDATION Commissioner Krebabach moved to commend Commissioner Bill Frank for his 8 years of service to the Commission, as his term is expiring and he is not seeking reappointment. Commissioner Iienning seconded the motion. Ayes: 7 Nays: 0 Mr. Robert Lockwood also commended the Commission's unanimous commendation of Commissioner Frank. VERBAL REVIEW Public Works Director Danielson gave a verbal review of the George lot split case that had been before the City Council. MISCELLANEOUS Planner Dahlgren updated the Commission on the sale of the Mendota Plaza 5hopping Center to Paster Enterprises. Commissioner Burke noted that he would be unable to attend the February 24 Planning Commission meeting. _ _7_ CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, JANUARY 27, 1987 Mr. Burton Anderson, 643 Sibley Memorial Highway, the new Commissioner to replace Commissioner Frank, was acknowledged and welcomed to the Commission. ADJOURN There being no further business to come before the Commission, Commissioner Frank moved that the meeting be adjourned. Commissioner Duggan seconded the motion. Ayes: 7 Nays: 0 � TIME OF ADJOURNMENT: 10:30 o'clock P.M. �