| 11/24/2008 7:10:00 PM | Email this article • Print this article |
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courtesy of RLK Inc.
The Mendota Heights City Council reviewed the proposed Mendota Plaza site plan at their meeting, Nov. 17. A finalized plan is expected mid-winter if developers are to break ground in the spring. Click HERE for larger view of image. |
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Council guides Mendota Plaza
Danielle Cabot
Review Staff
The Mendota Heights City Council members reviewed a detailed presentation of the look and feel of a proposed Mendota Plaza expansion at their meeting Nov. 18.
The 20-acre plan takes the concept of a strip mall to a whole new level, including a greenway with wetlands and pedestrian trails, shade trellises, benches, brick architecture, decorative lighting, pond fountains, rooftop cornices and boulevard-like trees.
The proposed development is cradled by Highway 110, Dodd Road and a South Plaza Drive entrance. MnDOT owns the land to the west.
The meeting was intended to gather information from the council to tie up loose ends before a final package is brought for approval sometime this winter.
Property owners from Paster Enterprises, and architects from RLK Inc. and KKE Architects used numerous maps, pictures, even a 3-D video tour to "sell" the council on their revamped design.
The council rejected an initial plan last August, citing concerns about the paving over of a creek, and whether the design would be unique and upscale enough for the area.
Council members scoured the latest plans, pointing out potential design elements that could still use improvement. The new plan proposes eight buildings, including a showpiece restaurant space, Walgreens, a remodel of existing shopping space, and room for new commercial tenants as well as a possible daycare. The retail currently on the site, where the new Teresa's Mexican Restaurant is located, will be shortened to make way for a new building that could begin construction next fall.
The proposed restaurant space, Walgreens and additional shopping could begin construction in the summer as the first phase. Additional buildings that may also include 100 units of apartment space and 50 units of office space are proposed for the second phase.
The project has been in the works for nearly three years, according to developers, although assistant city administrator Jake Sedlacek said in its current incarnation the process has been about 18 months coming.
Throughout the process, the council members have emphasized making the project design unique and original for Mendota Heights, and have questioned the responsiveness of developers to their concerns. Other concerns raised address how the buildings are positioned for ease of pedestrian traffic, what paint colors may be most appropriate, and where garbage will be stored.
Henk touted the new design's cohesive look, pointing out the consistency of materials, and how even the Walgreens incorporates the development's overall style.
Council critique
Developers and the council have both made compromises to advance the project, said Ken Henk of Paster Enterprises. Architects did away with 3,000 feet of development to accomodate the council's desire to preserve the marsh area running through the property. The new plan decreases the impact on the site's wetlands by 50 percent, according to Dietrich. "That is the first positive move that I've seen," said Council Member Ultan Duggan.
Duggan said he was still unhappy with how the buildings were "clustered" in the plan, and suggested that if the buildings were closer together, people would be more likely to walk from service to service. Few of the buildings have significantly shifted position from the last plan.
However, some of the building layout is necessary to maintain an acceptable parking field and entry drive long enough to prevent backups onto Highway 110, Dietrich said.
Less "urban" light fixtures, perhaps a different pylon sign, and development of apartments above the shopping spaces were the suggestions of Council Member Mary Jeanne Schneeman.
Mayor John Huber said he wants more specifics on the greenway and pond system, and fewer tall pylon signs. Huber said he wants a more "low-slung" monument style sign on Dodd Road.
"We don't have one tenant that doesn't want their name on a pylon sign," said Henk of his experience with other developments.
Huber was also critical of the high windows characteristic of new Walgreens stores built around the Twin Cities. Duggan suggested more arresting architecture for the drug store. "Overall, architecturally, it's not grabbing me."
Henk said that while feedback is welcome, the council has little authority through the zoning ordinance to be making specific demands about minute details. Nevertheless, developers are willing to "appease" the council.
"I think you're on the right track," said Council Member Jack Vitelli to the presenters. Vitelli emphasized the developers need to start working on details of the phasing and timeline.
Huber and Duggan agreed that the focus on the first phase buildings have been to the detriment of the second phase plans.
Huber said the council and staff need to get together to decide what they want the firms to do in response to getting the plan approved as a whole.
A tight schedule
A six-month extension gives the firms through February to revise plans before formally submitting them to the council. To break ground in spring, preliminary approval must be secured in December, and final platting secured in February.
However, the planning commission, which would usually provide a recommendation to the council, will not meet in December due to the holidays.
Staff suggested that a joint planning commission and council meeting be scheduled for Jan. 6, which is usually a lighter agenda, according to Huber.
In the meantime, the council will work with staff to give designers specific direction that will improve the plan's chances of permitting approval.
Danielle Cabot can be reached at southwest@lillienews.com or 651-748-7815.
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