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1988-05-24 Planning Comm MinutesCITY OF MENDOTA HEIGHTS PLANNING COMMISSION AGENDA MAY 24, 1988 - 7:30 p.m. 1. Call to Order. 2. Roll Call. 3. Approval of Minutes, April 26. 4. HEARINGS: a. CASE NO. 88-15, Perron, Lot Split, 7:30 P.M. b. CASE NO. 88-17, Pabst, Preliminary Plat, 8:00 P.M. c. CASE NO. 88-19, C.G. Rein Co., CUP/PUD, 8:15 P.M. 5. NEW BUSINESS: a. CASE NO. 88-18, Pabst, Simple Lot Split. b. CASE NO. 88-20, Mancusso, Variance. c. CASE NO. 88-21, Biesener, Variance, 6. Verbal Review. 7. Adjourn. May 24, 1988 Page 1 CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES, MAY 24, 1988 The regular meeting of the Mendota Heights Planning Commission was held on Tuesday, May 24, 1988, in the City Hall Council Chambers, 750 South Plaza Drive. Chairman Morson called the meeting to order at 7:30 o'clock P.M. The following members were present: Morson, Anderson, Burke, Henning, Krebsbach, and McMonigal. Duggan had notified the Commission that he would be unable to attend. Also present were City Planner Howard Dahlgren and City Administrator Kevin Frazell. APPROVAL OF MINUTES Commissioner Burke moved approval of the April 26 minutes as submitted. Commissioner Anderson seconded the motion. Ayes: 5 Nays: 0 Abstain: 1, Henning CASE NO. 88-15, Chairman Morson called the meeting to PERRON, Lot Split order for the purpose of a public hearing HEARING to consider a request from Mr. John Perron, 1940 South Lane, to split off 85 feet of his 185 foot by 282 foot lot, to allow construction of a new single family home on the new portion. The new lot would be 15 feet short of the required frontage for a simple lot split. Mr. Perron was present to explain his proposal, noting that his taxes are increased by $500 per year due to the large size of his lot, and the fact that the extra space is becoming more and more difficult to maintain. Chairman Morson asked for questions from the audience. Mr. Larry Bertz, 1912 South Lane, objected to the proposal as he felt it would be too crowded. Mr. Roger Quick, 1281 Dodd, felt that Mr. Perron should have an equal opportunity to allow time to check on other variances approved for a lot split with less frontage than he is requesting. May 24, 1988 Page 2 Mr. Phil Goldman, 1926 South Lane, the contiguous neighbor to the north asked the Commission to review his letter of opposition and asked for action to be taken tonight. Mr. Perron asked why he should have to maintain his lot for Mr. Goldman's personal satisfaction, and he asked Mr. Goldman if he would like to buy the 85 foot portion. Mr. Goldman felt there was no undue hardship demonstrated for the variance and stated he has been a neighbor since last July. Mr. Perron noted that his neighbors on Knob Road were all in favor of the lot split and he could present letters from them attesting to that fact. Commissioner Henning asked what constitutes a hardship? Commissioner Krebsbach asked if there is any way this 50,000+ foot lot could be split. Planner Dahlgren noted that a hardship is based on a lots physical condition, not on mere economic hardship. Commissioner Burke felt that a small lot in this neighborhood would be uncharacteristic and he would be opposed to the requested split. Commissioner McMonigal concurred. There being no further questions or comments, Commissioner Anderson moved to close the public hearing at 7:51 P.M. Commissioner Krebsbach seconded the motion. Ayes: 6 Nays: 0 Commissioner Anderson moved to recommend to the City Council that the Perron preliminary plat be denied. Commissioner Burke seconded the motion. Ayes: 6 Nays: 0 CASE NO. 88 -18, PABST, LOT SPLIT Ayes: 6 Nays: 0 CASE NO. 88 -17, PABST, PRELIM - INARY PLAT, HEARING May 24, 1988 Page 3 Mr. Tim Pabst was present to request a simple lot split involving properties located at 970 and 980 Wagon Wheel Trail. He noted that we was representing his father and brother in this matter and that his brothers house encroached somewhat onto his fathers property, thus the request for the lot split to redraw the lot lines. Commissioner Henning moved to recommend approval of the transfer of Parcel A from the westerly line of Lot 18 to Lot 17, and that Parcel B from Lot 17 be transferred to Lot 18, as referenced by the survey submitted to the Commission. Commissioner McMonigal seconded the motion. Chairman Morson called the meeting to order for the purpose of a public hearing to consider a request for a preliminary plat from Mr. Tim Pabst, for part of Government Lot 2, Section 33, Township 28, Range 23. Mr. Pabst noted that this 10.6 acre parcel of Industrial land is located between Mendota Heights Road and Perron Road, east of the new TH 13. It is proposed that Lot 1 (or Lot C) would be retained by the Pabst family for future development; Lot A would be sold to Foto Mark, Inc. for future expansion needs, and Lot B would be sold to Stuart Lloyd Company, which owns the Lloyd's Food Products, Inc. building at 1455 Mendota Heights Road, also for future expansion needs. The purchase agreement is contingent on these sales to these properties, if the subdivision is approved. Mr. Pabst noted that Lloyd's Foods will separately ask for a vacation of the 60 foot right -of -way westerly of Pilot Knob Road at a later date. Chairman Morson asked for questions or comments from the audience. Mr. John Koenen, 2320 Swan Drive, asked where the property was located, and upon learning of its location, had no comments Ayes: 6 Nays: 0 Ayes: 6 Nays: 0 CASE NO. 88-19, C.G. REIN CO. CUP/PUD, HEARING May 24, 1988 Page 4 or questions. There being no other questions or comments, Commissioner Krebsbach moved to close the public hearing at 8:12 P.M. Commissioner Anderson seconded the motion. Commissioner Krebsbach moved to recommend approval of the preliminary plat as submitted with the sale of the properties as noted on the survey. Commissioner Burke seconded the motion. Chairman Morson called the meeting to order for the purpose of a public hearing to consider a request from the C.G. Rein Company for a conditional use permit for a planned unit development to allow construction of 106 apartments on Lot A of Mendakota Estates. Mr. Ted Zinner, Vice President of C.G. Rein Company was present to explain the proposal. He noted that the site was designated for 106 apartment units and approved by the City Council in 1986. There would be a single access entry to the site with seven inter-connected, three story buildings with varied roof lines. The amenities building would contain a swimming pool, party room, card room, exercise room and office. There would be an outside tennis court. He also noted that there would be 157 underground parking stalls, and 110 surface parking stalls, for a total of 267. City ordinance requires 265 parking stalls. Mr. Zinner noted that the units all exceed city requirements and that there will be 38 one bedroom units and a variety of 2 and 3 bedroom units. The smallest two bedroom unit would contain 1,250 square feet. The exterior of the structures would be 75-80% brick with wood trim and there is to be extensive landscaping and berming along Dodd Road for screening. The buildings would be setback 50 feet from the lot line, or approximately 70 feet May 24, 1988 Page 5 from Dodd Road. Mr. Zinner also stated that taller trees would be planted in the southwest corner of the site to screen the NSP power lines and substation. Washers and dryers will be in each unit with rents ranging from $700 to $1600 per month. There will be an elevator in each court. The traffic impact on Dodd will not be significant and construction is anticipated to be started in late summer. The Commission noted that there were five points mentioned in Planner Dahlgren's report dated May 24, 1988, and Mr. Zinner stated that he was agreeable with all five points. Commissioner Krebsbach noted her surprise that this was not a "senior" building as told by Bream a few years ago with plat approval. Commissioner Henning asked how high the berm would be along Dodd and how tall the trees would be. He also noted that the entrance would not line up with Hokah Avenue across Dodd, which was what the neighbors wanted, so that traffic congestion would not be so difficult. Commissioner Krebsbach asked if management was a top priority with C.G. Rein and if children would be allowed in the complex and what the vacancy rates were in some of their other apartment complexes. Mr. Zinner noted that the construction period is anticipated to be eight months, with it being done in one shot, not phased at all. Commissioner Morson asked for questions or comments from the audience. Mr. Morris Friedman, 789 Hokah Avenue, stated he would like to see the height reduced and felt that this site was too limited for the density proposed. Mr. John Noy, 796 Hokah, felt the sewer system would not be adequate and asked if it would be enlarged. May 24, 1988 Page 6 Commissioner Anderson noted that the question of density was approved by the City Council two years ago. Mr. John Koenen, 2320 Swan Drive, asked many questions regarding the size of the units, the number of parking stalls, the square footage, and sewer and water runoff. Mr. Moy spoke again on the height of the structures. Mr. Koenen asked what Bream's opinion of this project is. Mr. Dale Johnson, 2215 Dodd Road, said two years ago the Council showed plans with the units spread across Dodd Road, rather than the way they are proposed now. He lives south of the proposed buildings and would see them all and doesn't like it. Planner Dahlgren noted that the drawings referred to two years earlier were only illustrative, not approved as the final drawings. He noted that there is a 100 foot green space separating the Johnson home and the apartments and this area is a good buffer. He felt the City should request NSP not to clear cut the trees in this area to keep the screening efficient. Mrs. Mary Lou Johnson, 2215 Dodd said their home sits on a hill and she would like the setbacks much further than 50 feet. There being no further questions or comments, Commissioner Henning moved to close the public hearing at 9:13 P.M. Commissioner McMonigal seconded the motion. Commissioner Henning moved to recommend approval of the preliminary development plan as requested with stringent consideration by staff of the landscaping provisions in the southeast corner such that they might appease the homeowners in this area. Commissioner Krebsbach offered a friendly amendment in asking NSP to maintain the 100 foot green buffer and to try to Ayes: 6 Nays: 0 CASE NO. 88 -20, MANCUSO, VARIANCE Ayes: 6 Nays: 0 CASE NO. 88 -21, BLESENER, VARIANCE May 24, 1988 Page 7 eliminate clear cutting of trees. Commissioner Henning accepted the amendment. Commissioner McMonigal seconded the motion as amended. Mr. Anthony Mancuso, 552 W. Annapolis, was present to request approval to build a detached garage 30 feet from the Fremont curb line. His home is situated on a through lot and his neighbors garages are set back approximately 27 feet from the curb or 14 feet from the property line. In order to allow the Mancuso's to match the established garage setback will require a 16 foot variance from the rear yard setback. Since nearly every other home along the north side of Fremont has a garage in the rear yard, staff had suggested that this matter be processed as a variance rather than a conditional use permit, with a $35 fee. Commissioner Krebsbach moved to recommend waiving of the public hearing requirement and to grant approval of the conditional use permit to allow a detached garage as requested in the rear yard of 552 W. Annapolis. Commissioner McMonigal seconded the motion. Ms. Janet Blesener was present to request a variance to allow construction of a "spec" home on the northwest corner of Marie and Overlook Lane. She noted that the lot is 80 feet deep by 176 and felt this created a hardship, especially since it is a corner lot. The established setback is 39 feet back and she proposes to build the home 33 feet back, thus asking for a 6 foot variance to allow preservation of a wooded and wild area along the north property line. Commissioner Burke moved to recommend approval of a 6 foot variance to allow a home to be constructed 33 feet from the property line. Ayes: 6 Nays: 0 VERBAL REVIEW MISCELLANEOUS ADJOURN Ayes: 6 Nays: 0 May 24, 1988 Page 8 Commissioner Krebsbach seconded the motion. City Administrator Frazell gave a verbal review of the cases that had been before the City Council and spoke briefly about the proposed remodeling of the Mendota Plaza Shopping Center. Administrator Frazell asked who would be attending the joint Council, Planning and Parks Commission workshop on June 4. Commissioners Krebsbach, Morson and McMonigal indicated they planned to attend. Administrator Frazell also advised that it was the Council's desire to set public hearings at the Council level at 8:15, to allow time for minor items to be addressed earlier in the meetings and asked if the Commission wished to start their public hearings at 8:00 P.M. to allow variances or other non-hearing items to be considered, without having the applicants sit and wait through the hearing process. It was the concensus of the Commission to start public hearings at 8:00 P.M. for the Planning Commission meetings in the future. There being no further business to come before the Commission, Commissioner Henning moved to adjourn the meeting. Commissioner McMonigal seconded the motion. TIME OF ADJOURNMENT: 9:47 o'clock P.M.