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Jennifer Larson
Staff Writer
Major changes for Northland Mall were unanimously approved by the Forest Lake City Council during its regular meeting on April 14.
However, the council asked Pace Development to tweak some of the preliminary design for the first addition of Marketplace before presenting the final plans next month.
Forest Lake Community Development Director Doug Borglund said they’re asking for flexibility with building setbacks in regards to the right-of-way easement along the front of the property line to the roadway, a pedestrian trail running parallel to US-61 as well as the parking area and signage.
He said the developers would be able to move forward with the project, taking into consideration some of the city council’s concerns.
“They’re able to make adjustments based on the council’s suggestion – and try to address those as best as possible,” Borglund said, in an interview on Thursday.
He noted that the city staff meet with Richard Johanneson, of Pace Development, this week.
The development of Marketplace, 1432 S. Lake St., is a major undertaking with construction of two freestanding 8,000 square foot buildings, one on the northern border of the property and one of the east side, next to US-61.
Two additional building pads will be available on the eastern border.
The north end of the mall that once housed Johnson’s Super Valu, will be remodeled and utilized for two Johanneson-owned businesses, the Hungry Bear Buffet and Marketplace Liquor, an off-sale liquor store.
The center area of the mall will be razed as the new home for Marketplace Foods, which will relocate from its current location at 935 S. Lake St. Some 90,000 square feet are involved with the three businesses.
Borglund said the developers are looking for flexibility with the setback along US-61 under the PUD. They’re seeking a 25 foot setback, which is a variance from the 40 feet required under the zoning ordinance.
Councilwoman Judy Bull wondered if 25 feet is enough distance between pedestrians and traffic. She would like to see the setback remain at 40 feet.
The city requested an easement for a trail to be incorporated as part of the Marketplace project, Borglund said.
The council questioned if there could be a connection to the Hardwood Creek trail existing behind the mall. However, he said there is limited access points to that trail.
Borglund said the city does not have authority to make a connection at Marketplace – only Washington County does.
The proposed 10 foot trail will straddle the property line and the MNDOT right-of-way along US-61, he said.
The applicant asked that the parking spaces be 9 feet by 18 feet over the entire parking area. Borglund said the standard stall is 9 feet by 20 feet except when there is a 2 foot overhang into landscaping area.
Councilwoman Susan Young said it is difficult to find parking spaces large enough in Forest Lake to accommodate larger vehicles. You don’t see many Mini Coopers driving around, she added.
“I’d much rather have wider stalls,” said Mayor Stev Stegner.
However, Borglund said that would reduce the number of parking spaces. The required width under the ordinance is 9 feet.
He said the developers were also proposing eight signs, four community monument ones, which would be a low to the ground wing wall identifying the site as Marketplace.
The other four were to be multi-tennant signs 34 feet in height, a variance from the ordinance stating the signage cannot be taller than the lowest point for the roof line, which would be 21 feet.
However, Borglund said the planning commission said six would be the maximum allowed – two big ones and four smaller signs located at access ways.
He noted that the signage would not interfere with sight for vehicles in the turning lanes, which was the council’s concern.
Young told the developers they’ve asked for many variances from city codes, which they knew Forest Lake.
Johanneson said they’ve redone the site plan so many times. He explained that Pace Development is 60 days out from starting the project.
“We’ve really worked hard to set the tone of Highway 61,” Johanneson said.
Borglund said later that the site plan could change slightly to take into account the councils wishes when final plans are presented to them in May.
Forest Lake Community Development Director Doug Borglund said they’re asking for flexibility with building setbacks in regards to the right-of-way easement along the front of the property line to the roadway, a pedestrian trail running parallel to US-61 as well as the parking area and signage.
He said the developers would be able to move forward with the project, taking into consideration some of the city council’s concerns.
“They’re able to make adjustments based on the council’s suggestion – and try to address those as best as possible,” Borglund said, in an interview on Thursday.
He noted that the city staff meet with Richard Johanneson, of Pace Development, this week.
The development of Marketplace, 1432 S. Lake St., is a major undertaking with construction of two freestanding 8,000 square foot buildings, one on the northern border of the property and one of the east side, next to US-61.
Two additional building pads will be available on the eastern border.
The north end of the mall that once housed Johnson’s Super Valu, will be remodeled and utilized for two Johanneson-owned businesses, the Hungry Bear Buffet and Marketplace Liquor, an off-sale liquor store.
The center area of the mall will be razed as the new home for Marketplace Foods, which will relocate from its current location at 935 S. Lake St. Some 90,000 square feet are involved with the three businesses.
Borglund said the developers are looking for flexibility with the setback along US-61 under the PUD. They’re seeking a 25 foot setback, which is a variance from the 40 feet required under the zoning ordinance.
Councilwoman Judy Bull wondered if 25 feet is enough distance between pedestrians and traffic. She would like to see the setback remain at 40 feet.
The city requested an easement for a trail to be incorporated as part of the Marketplace project, Borglund said.
The council questioned if there could be a connection to the Hardwood Creek trail existing behind the mall. However, he said there is limited access points to that trail.
Borglund said the city does not have authority to make a connection at Marketplace – only Washington County does.
The proposed 10 foot trail will straddle the property line and the MNDOT right-of-way along US-61, he said.
The applicant asked that the parking spaces be 9 feet by 18 feet over the entire parking area. Borglund said the standard stall is 9 feet by 20 feet except when there is a 2 foot overhang into landscaping area.
Councilwoman Susan Young said it is difficult to find parking spaces large enough in Forest Lake to accommodate larger vehicles. You don’t see many Mini Coopers driving around, she added.
“I’d much rather have wider stalls,” said Mayor Stev Stegner.
However, Borglund said that would reduce the number of parking spaces. The required width under the ordinance is 9 feet.
He said the developers were also proposing eight signs, four community monument ones, which would be a low to the ground wing wall identifying the site as Marketplace.
The other four were to be multi-tennant signs 34 feet in height, a variance from the ordinance stating the signage cannot be taller than the lowest point for the roof line, which would be 21 feet.
However, Borglund said the planning commission said six would be the maximum allowed – two big ones and four smaller signs located at access ways.
He noted that the signage would not interfere with sight for vehicles in the turning lanes, which was the council’s concern.
Young told the developers they’ve asked for many variances from city codes, which they knew Forest Lake.
Johanneson said they’ve redone the site plan so many times. He explained that Pace Development is 60 days out from starting the project.
“We’ve really worked hard to set the tone of Highway 61,” Johanneson said.
Borglund said later that the site plan could change slightly to take into account the councils wishes when final plans are presented to them in May.
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