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1988-02-24 Planning Comm MinutesNOTE CHANGE OF DATE CITY OF MENDOTA HEIGHTS PLANNING COMMISSION AGENDA WEDNESDAY, FEBRUARY 24, 1988 - 7:30 P.M. 1. Call to Order. 2. Roll Call. 3. Election of Officers, Chairman and Vice-Chairman. 4. Approval of January 26 Minutes. 5. HEARINGS: a. CASE NO. 88-05, Bream Homes, Conditional Use Permit. 7:30 P.M. b. CASE NO. 88-06, Marvin Anderson Construction Company, Subdivision and Wetlands Permit. 8:00 P.M. 6. OLD BUSINESS: a. Review of Signage Plans for Mendakota Country Club new Clubhouse. (Planner Dahlgren will give an oral report). 7. NEW BUSINESS: a. CASE NO. 88-07, Gelderman, Variance and Wetlands Permit. 8. Verbal Review. 9. Adjourn. February 24, 1988 Page 1 CITY OF MENDOTA HEIGHTS PLANNING COMMISSION MINUTES FEBRUARY 24, 1988 The regular meeting of the Mendota Heights Planning Commission was held on Wednesday, February 24, 1988. Chairman Morson called the meeting to order at 7:31 o'clock P.M. The following members were present: Morson, Anderson, Duggan, Henning, Krebsbach and McMonigal. Burke had advised the Commission that he would be out of town. Also present was Planning Consultant Howard Dahlgren and Public Works Director Jim Danielson. ELECTION OF OFFICERS Ayes: 6 Nays: 0 Ayes: 6 Nays: 0 APPROVAL OF MINUTES Ayes: 5 Nays: 0 Abstain: 1, Henning CASE NO. 88 -05, BREAM HOMES, PRE- LIMINARY PLAT FOR VICTORIA HIGHLANDS Commissioner Henning nominated Jerry Morson for Chairman. Commissioner Duggan seconded the motion. Commissioner Morson was unanimously elected as Chairman for 1988. Commissioner Duggan nominated Stu Henning for Vice - Chairman. Commissioner McMonigal seconded the motion. Commissioner Henning was unanimously elected as Vice- Chairman for 1988. Minutes of the January 26, 1988 meeting had been submitted previously. Commissioner McMonigal moved to approve the minutes as submitted. Commissioner Duggan seconded the motion. Chairman Morson called the meeting to order for the purpose of a public hearing to consider a preliminary plat for Bream Homes. Mr. Jim Hill, consultant, and Howard Bream, developer, were present for the discussion. Mr. Hill noted that Council had approved the 37 acre development plan some time ago for the property south of South Ridge, and that now the developer desires preliminary plat and final development plan approval for the townhomes portion of the area. He noted there would be 32 attached February 24, 1988 Page 2 townhomes on 10 acres. Each owner would be fee owner of a lot, and Lot 8, Block 1 is designated as open space. There will be platted outlots beyond the first seven lots. Access to the 32 units will be off Marie, with a second entry also off Marie which will be gravelled with a break-off post for emergency use. Mr. Hill noted that the first seven lots would be in Phase I. He also noted that the developer will provide a blanket drainage and utility easement over the common area in Lot 8, Block 1. Public Works Director Danielson stated that the City will require a storm sewer easement which will be addressed in the final plat. This would either be in the road or over some of the lots. Mr. Bream noted that there will be two or three units per building lot and that two story buildings will contain 2200-2400 square feet. Rambler homes will have 1600 - 2000 square feet, and there would be loft spaces of between 250-500 additional square feet. The homes will have cedar exteriors with a three car garage option. All units will have fireplaces and there will be some with skylites. Townhome prices will range from $225,000 to $300,000. Lots 3 and 4 will be ramblers and there will be 11 different types of floor plans available. The developer will comply with all of St. Paul Water Utility's requirements and make the watermain a public main and be maintained by them. Chairman Morson noted that the driveways with three car garages are 32 feet wide. City ordinance requires 25 foot wide driveways. Public Works Director Danielson noted that since this will be a private street, the 32 foot width is allowable. There was discussion among the Commission members that the preliminary plat could be approved as shown on the drawings presented this evening with the understanding that it will be further divided into as many units as shown on Ayes: 6 Nays: 0 ) February 24, 1988 Page 3 the drawings tonight. There will never be more than 32 units. Chairman Morson asked for questions or comments from the audience. There being no questions or comments, Commissioner Duggan moved to close the public hearing at 7:52 P.M. Commissioner Henning seconded the motion. Commissioner Duggan expressed his desire to have all three car garages have 25 foot wide driveway openings such as shown on Lots 13 and 16 of page 3. He noted that this driveway width disappeared on the landscape plan shown on page 4, and he expressed his preference for what was shown on page 3. Chairman Morson noted that the entrance sign shown on page 4 may need a variance. Mr. Bream noted that sign plans have not been developed yet, but if a variance is needed, they would request one before the Planning Commission. He noted that the sign will be a permanent entrance monument. Commissioner Krebsbach expressed concern with the fact that there is no other access for emergency vehicles at the juncture of the circle roadway, in the event the entrance road is blocked. Mr. Hill noted that landscaping will be kept to a minimum at that juncture and that the roadway is 24 feet wide with a mountable curb and meets all City codes. Commissioner Anderson moved to recommend to the City Council that the preliminary plat be approved subject to the following conditions: 1. That no greater number of units be prepared other than the 32 units as set forth in the PUD plan. 2. That there be a minimum 20 foot utility easement space provided between Outlot A and B for a storm sewer line. Ayes: 6 Nays: 0 CASE NO. 88-06, MARVIN ANDERSON CONST. COMPANY, PRELIMINARY PLAT & WETLANDS PERMIT, BRIDGEVIEW SHORES February 24, 1988 Page 4 3. That there be a minimum 50 foot utility easement space provided between Outlot A and Outlot 1 for utilities and street construction. Commissioner Henning seconded the motion. Commissioner Anderson amended his motion by adding that the Commission recommended approval of the development plan for the Planned Unit Development. Commissioner Henning accepted the amendment. Chairman Morson called the meeting to order for the purpose of a public hearing to consider an application from Marvin Anderson Construction Company for a preliminary plat and wetlands permit to allow construction of 70 single family homes on the property formerly owned by School District No. 197, in the southeast area of the City. Mr. Marlin Grant, President, and Mr. Fred Haas, Vice-President of Marvin Anderson Construction Company, were present for the discussion. Mr. Grant gave a brief history of the Company, and noted that there were many constraints they encountered in trying to develop the 70 single family homes, especially due to the many ponds on the site. He noted that the homes will sell in the $250,000 to $400,000 price range. He noted that the two larger ponds are protected by the DNR and the two smaller connected ponds are not DNR protected. The two larger ponds will have a 15 foot scenic easement around them and there will be one 800 foot long cul-de-sac in the northerly portion of the site. There is one low area in the plat that will require filling and there is a heavy tree line on the north property line, which will be preserved as much as possible. The developers are very concerned with saving as many trees as possible and they may transplant trees along Dodd Road. There will also be a five foot berm with trees planted every 25 feet along Mendota February 24, 1988 Page 5 Heights Road. Mr. Haas noted that there will an 8 foot by 75 foot steel core pedestrian bridge built over the two large ponds and there will be a walkway system throughout the plat. Each lot averages 19,000 square feet above water, and including water in the square footage, there will be 25,000 square feet of lot area. Each lot has at least 100 feet of frontage at the building line. Mr. Haas noted that this site will require 26 wetlands permit, although 20 -30% of them may never be needed depending on the depth of the home constructed. Perhaps only 20 or 22 wetlands permits may be needed. Mr. Haas noted that Mr. Bernard Friel had sent a letter to Chairman Morson concerning the scenic easement and the number of wetlands permits needed. Mr. Haas added that the construction will be done in three phases, with the easterly portion being the first phase, the Dodd Road portion the second phase, and the northerly portion the third phase. He also noted that the area where the 8' x 75' bridge will be installed will be filled and used as a temporary haul road for heavy construction equipment use in grading, etc., and to allow access from the south portion of the site to the north portion. He also noted that there would be about an 8% grade drop from Pagel Road. Commissioner Duggan expressed concern with the number of wetlands permits being requested and especially the fact that one lot would only be 25 feet from the wetlands. He complimented Mr. Grant and Mr. Haas on the fine job they have proposed for the land and added that he realized this was a difficult parcel to develop. Mr. Haas added that they will try to increase the distance from the wetlands area whenever possible. He also noted that the walkout homes will be 8 -10 feet above the high water level and that all ponds high water elevations will be February 24, 1988 Page 6 controlled by an outlet. Commissioner Krebsbach suggested combining Lots 7 and 8, Block 4, to allow a better building pad on Lot 8, so the home would be further from the pond. Commissioner Henning asked why the ordinance requires a 100 foot distance from a wetlands area. Planner Dahlgren said that was to preserve the surface drainage system in the City and that it is an arbitrary standard. Some cities only require a 75 foot setback, and it is not a magic number. Mr. Haas suggested that the developers could decrease Lot 7 by 15 feet, creating a 90 foot wide lot, thereby increasing Lot 8 by an additional 15 feet to allow a home to be constructed 40 feet from the wetlands area. Commissioner Morson noted his desire to see an emergency bridge across the two larger ponds from the south to the north for ambulance/rescue squad type vehicles. He suggested that the steel core bridge be 10 feet wide, rather than 8 feet wide, and felt the developers should pursue that matter. Commissioner Krebsbach concurred with this idea and asked if the police or fire had commented on this development plan. Commissioner McMonigal asked if the developers were aware of a park dedication. Public Works Director Danielson noted that they had been before the Parks and Recreation Commission and the Commission preferred a cash contribution in lieu of land. Commissioner Henning commented on the staggered setbacks and said he liked that idea. Mr. Haas said they would like to keep the staggered setbacks as shown on page 7 of the drawings. Chairman Morson asked for questions or comments from the audience. February 24, 1988 Page 7 Mr. Steve Patrick, 737 Mendota Heights Road, said he was generally in favor of the plan and was pleased to see single family development. He expressed concern with the plantings along Dodd Road and wanted to see more variety in the groupings and have the trees closer than 25 feet apart. Mr. Haas noted that the trees will be staggered and there will be three different species. Mr. Walt Paulson, 803 Hazel Court, was enthused with the plan and asked how much of the curb and gutter work would be done in 1988. Planner Dahlgren commented on how very cooperative the developers were and felt they did a super job with the plat. There being no further comments or questions, Commissioner Henning moved to close the public hearing at 9:02 P.M. Commissioner McMonigal seconded the motion. Commissioner Henning moved to recommend approval of the preliminary plat for Bridgeview Shores, Case No. 88 -06, as presented tonight, with the exception of Lot 7, Block 4, being allowed a 10 foot variance and having a 90 foot front yard, so that the distance from the wetlands on Lot 8, Block 4 would be increased an additional 15 feet,; that the bridge over the two larger ponds be 10 feet wide so as to support some type of small rescue vehicle; and that the requested wetlands permits be approved as stated, with the exception of Lot 8, Block 4, which should be increased to a 40 foot setback, rather than the original 25 foot setback from the wetlands; and approval of the vacation of the easterly portion of Pagel Road. These approvals also include a 15 foot scenic easement around all water courses in the plat, as shown on drawings 1 -7, and allow for the staggered front yard setbacks as shown on sheet 7. Commissioner Duggan seconded the motion. MENDAKOTA COUNTRY CLUB SIGN REVIEW Ayes: 6 Nays: 0 CASE NO. 88 -07, GELDERMAN, WETLANDS PERMIT & VARIANCES February 24, 1988 Page 8 Mr. John Carl and Mr. Lannie Oxton were present to explain their proposed parking lot revisions and proposed sign drawings for Mendakota Country Club. Mr. Oxton noted that the parking lot revisions were as preferred by Planner Dahlgren and the traffic flow is the only thing changed from the original plan. Planner Dahlgren felt this change is a 100% improvement over the original plan. Because of the small scale of the sign drawings, the Commissioners were unable to determine the sign size or location. After much discussion, it was decided that the applicants should present readable sign drawings and have the sign located in the proper place. Commissioner Henning moved to continue the sign review process at a future date. Commissioner Duggan seconded the motion. Mr. John Gelderman was present to seek approval of a wetlands permit and variances to allow construction of a single family home on Lot 5, Block 1, Ridgewood Park, at 1812 Valley Curve. He noted that this lot was formerly owned by Dr. Frank Milnar who had deposited fill illegally on the site. Mr. Gelderman noted that he would require a 12 foot front yard setback for the garage and a six foot front yard setback for the home, as well as approval of a wetlands permit to allow construction of the structures within 10 feet of the wetlands. He noted that his neighbor to the south had approved his plans, but that his northerly neighbor was in Florida for the winter, and the house was rented out. Commissioner Anderson moved to recommend approval of the six foot front yard setback variance for the home, a 12 foot front yard setback for the garage, approval of the wetlands permit to allow the structures 10 feet from the wetlands, and waiving of the public hearing requirement. Commissioner Henning seconded the motion. Ayes: 6 Nays: 0 VERBAL REVIEW ADJOURN Ayes: 6 Nays: 0 February 24, 1988 Page 9 Public Works Director Danielson gave a verbal review of the cases that had been before the City Council. 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: 9:56 P.M.