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Planning Commission Minutes 03-04-1992 . MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Wednesday, March 4, 1992 - 7:00 p.m. Members Present: Dan McConnon, Richard Martie, Jon Bogart, Richard Carlson, Cindy Lemm Members Absent: None Staff Present: Gary Anderson, Jeff O'Neill 1. The meeting was called to order by Acting Chairperson, Cindy Lemm, at 7:07 p.m. 2. A motion was made by Jon Bogart and seconded by Richard Carlson to approve the minutes of the regular meeting held January 7, 1992. Voting in favor: Jon Bogart, Richard Carlson, Cindy Lemm. Abstaining: Richard Martie. Absent: Dan McConnon. 3. A motion was made by Jon Bogart and seconded by Richard Martie to approve the minutes of the regular meeting held February 4, 1992. Motion carried unanimously. Planning Commission Member Dan McConnon arrived for the Planning Commission meeting. . 4. Public Hearinq--A variance request to allow construction of a warehouse building wi thin the front, rear, and side yard setback requirements. Applicant, J.M. Oil company. Chairperson Dan McConnon opened the public hearing. Gary Anderson, Zoning Administrator, reviewed J.M. Oil Company I s request to allow construction of a cold storage warehouse building within the setback requirements. J.M. Oil Company is proposing to remove their existing 16-foot X 38- foot warehouse and loading dock structure and replace it with a 38-foot X 50-foot warehouse/truck storage building. The property is currently zoned 1-2 (heavy industrial), which allows this type of warehouse/truck storage building construction. The problem that exists with the Burlington Northern Leased Property is the depth of the lots being only 100 feet. The minimum setback within the 1-2 zone is a 50- foot front and rear yard setback requirements. Therefore, no room is allowed for construction without an encroachment into the front or rear yard setback requirement. . Mr. William Aydt, representing J.M. Oil Company, explained that his existing bulk oil facility is in conformance with state of Minnesota guidelines regulating his type of business. However, by 1996, the existing bulk fuel tanks will have to be removed from their existing location, a concrete block wall or Page 1 . . . Planning Commission Minutes - 3/4/92 poured concrete wall around the outside perimeter of the tanks installed, and a new rubber liner installed in the area under the tanks and inside the entire surrounding area of these tanks. There being no further input from the public, Chairperson Dan McConnon closed the public hearing and opened the meeting for input from Planning Commission members. Planning Commission members commented on the improvement of this location with construction of a new warehouse facility, which would put all exterior storage inside of this building. Commission members also asked Mr. Aydt if he had considered relocating to a new site. Mr. Aydt responded that it would cost approximately $150,000 to relocate the existing tanks to a new site. There being no further input from the Planning Commission members, a motion was made by Cindy Lemm and seconded by Richard Martie to table the variance request to allow the consulting planner to review relocation possibilities versus staying in the same zone with the possibility of establishing a new zone within the Burlington Northern Leased Land area with lesser building setback requirements. Motion carried unanimously. 5. Public Hearinq--Consideration of approval of a preliminary plat of phase II of the Cardinal Hills residential subdivision plat. Applicant, Value Plus Homes. Chairperson Dan McConnon opened the public hearing. Jeff O'Neill, Assistant Administrator, reviewed the preliminary plat request of phase II of the Cardinal Hills residential subdivision. Phase I I of the Cardinal Hills subdivision is a 20-acre residential subdivision, which includes development of two roadways and 50 residential lots. There do not appear to be any conflicts between the development of phase II of the Cardinal Hills subdivision and the adjoining land uses. The park dedication requirement for the entire 109-acre development area is about 10.5 acres. The plan calls for development of a 3-acre passive park area in phase II and a .75-acre park in the east center portion of the plat to be developed in a later phase. It is proposed by the developers that the remaining 6.75 acres will be given to the City in the form of a cash equivalent for park dedication. O'Neill highlighted comments of the Parks Commission's findings of the preliminary plat for phase II of Cardinal Hills as follows: Page 2 Planning Commission Minutes ~ 3/4/92 . 1. It was the consensus of the Parks Commission that Value Plus Homes should strongly consider establishing a housing mix and not limit their entire project to low-end FHA homes. 2. The Parks Commission reviewed the sketch plan dated 2/10/92 and concluded that the park areas identified were sufficient. 3. The Parks Commission finds that the park proposal is acceptable, which includes approximately a 3- acre park to the north and approximately a 1-acre park to the east, with the remaining park dedication requirement to be in the form of cash. 4. The wetland areas located on the southerly boundary of the plat should be preserved as a nature area for the enjoyment of the public and should not be included in the calculations for the total park land dedication. Easements should be obtained to allow the general public to have access to this wetland area. Following were concerns brought up by the consulting planner: . 1. The plat shows only a single access point with phase I and phase II of the Cardinal Hills subdivision. The staff should work with the developers to acquire an easement for the second access as proposed in phase III. 2. Consider Martin Drive, as it extends into phase II, to come to a 90-degree intersection and then extend north to School Boulevard. 3. Consider dedicating Block 1, Lot 3, for additional park land dedication to increase the size of the park dedication to just over 3 acres of land area. 4. Consider a sidewalk plan for future installation to provide north/south access to School Boulevard. 5. Have the developers name the streets within phase II. The Public Works Director indicated that the Starling Drive intersection of phase II as shown is less than a 90-degree intersection. This intersection should be realigned to a 90- degree angle. . Page 3 Planning Commission Minutes - 3/4/92 . The wetland area located in the southerly portion of the proposed preliminary plat should be left as a natural area and preserved for that with future development south of this area could be expanded to a larger nature area. The developers questioned the need for the additional land area for park dedication with Block 1, Lot 3, being incorporated into the proposed park land dedication area. The developers felt that they have dedicated to the City an area of approximately just less than 3 acres in size, which is probably the most prime area of park land dedication to be dedicated to the City, with the land area for the park having mature oak trees on it and being just less than 3 acres in size, a park equal to the size of Ellison Park. The developers indicated they are proposing a housing mix of approximately 20% of the proposed 40 lots to be developed in phase II, with the majority of the housing mix of these lots to be developed with housing abutting the area of the park land dedication. There being no further input from the public, Chairperson Dan McConnon then opened the meeting for input from the Planning Commission members. . Concerns addressed by the Planning Commission members were the area of the park land dedication. Some Planning Commission members felt that the park land dedication should be left open at this time to consider further park land dedication land at some time in the future if needed with further phases of this development. The developers countered that it's pretty hard to know where you're at in the development of this entire property not knowing if additional park land will be required as part of future phases of this development. Planning Commission members complimented Mr. Dennis Taylor, Taylor Land Surveyors, on his layout of this development. The proposed alignment of the intersection of Starling Drive should have no problem being realigned at a 90-degree angle. The City should require easements for the second access in case the developers of phase II should not be able to meet their obligations. Staff is requested to have Consulting Engineer, Bret Weiss, take a look at all the land surrounding the pond for the 100-year event and beyond the 100-year event. . There being no further input from the Planning Commission members, a motion was made by Jon Bogart and seconded by Cindy Lemm to approve the preliminary plat of phase II of the Cardinal Hills residential subdivision with the following conditions: Page 4 . . . Planning Commission Minutes - 3/4/92 1. The City of Monticello is to receive a temporary easement for street purposes for a second access to School Boulevard. 2. Future phases should be designed to allow public access to the wetland area. 3. The City of Monticello accept the park land dedication with phase II with no additional money for park land dedication required at this time. Motion carried unanimously. 6. Public Hearinq--A rezoninq request to rezone an unplatted tract of land to be platted as phase II, Cardinal Hills residential subdivision, from AO (aqriculture-open space) to R-I (sinqle family residential) zoning. Applicant, Value Plus Homes. Chairperson Dan McConnon opened the public hearing. Jeff O'Neill explained that the proposed rezoning request is for phase II only of Cardinal Hills subdivision plat. There being no input from the public, Chairperson Dan McConnon then opened the meeting for further input from the Planning Commission members. There being no further input from the Planning Commission members, a motion was made by Cindy Lemm and seconded by Jon Bogart to approve the request to rezone phase I I of the Cardinal Hills residential subdivision from AO (agriculture- open space) to R-l (single family residential) uses. Rezoning of said property is contingent upon the completion of the land subdivision process. Motion to recommend approval of said rezoning is based on the finding that the rezoning request is consistent with the comprehensive plan for the City of Monticello and is consistent with the subdivision policies contained within the comprehensive plan. Motion carried unanimously. 7. Consideration of approving amendments to the zoning map of Monticello proposed in conjunction with the Chelsea Area Planning Study chanqinq the Thomas Park area zoninq from B-2 (limited business) to I-I (liqht industrial). Jeff O'Neill, Assistant Administrator, explained the proposed rezoning of the Thomas Park area from B-2 (limited business) to I-I (light industrial) zoning as part of the review completed in conjunction with the Chelsea area corridor study. Page 5 . . . Planning Commission Minutes - 3/4/92 Upon further review by the City staff, the consensus is that the property should remain as it currently exists as B-2 (limited business). There being no further comments from the Planning Commission members, the City of Monticello withdrew its request for the rezoning of this area. ADDITIONAL INFORMATION ITEMS 1. Consideration of a resolution adopting amendments to the City of Monticello Comprehensive Land Use Plan in conjunction with the Chelsea Area Land Use Study. Applicant, City of Monticello. Council action: Approved as per Planning Commission recommendation. 2. Consideration of approving amendments to the zoning map of Monticello proposed in conjunction with the Chelsea Area Planning Study. Applicant, City of Monticello. Council action: Approved as per Planning Commission recommendation. 3. Consideration of establishing a business campus zoning district which provides for establishment of limited light industrial business offices, limited light manufacturing, wholesale showrooms, retail uses in an environment which provides a high level of amenities, including landscaping, preservation of other natural features, architectural controls, and other features. Applicant, City of Monticello. Council action: Approved as per Planning Commission recommendation. 4. Consideration of a request to rezone a l2-acre portion of Auditor's Subdivision, Lot 17, from B-3 (highway business) to a combination of PZM (performance zone mixed - 5 acres) and B- 2 (limited business 7 acres). Applicant, Evangelical Covenant Church. Council action: Denied as per Planning Commission recommendation. 5. Consideration of a variance a building addition within requirements. Applicant, Council action: No action come before them. request to allow construction of the rear and side yard setback Michael and Kathleen Froslie. required, as the request did not 6. Consideration of adopting an ordinance amendment to Section 12-2 of the City of Monticello Zoning Ordinance which would allow a convenience store to operate as a permitted use in a B-2 zone. Applicant, City of Monticello. Council action: Approved as per Planning Commission recommendation. Page 6 Planning Commission Minutes - 3/4/92 . 7. Review Cardinal Hills development sketch plan. Applicant, Value Plus Homes. Council action: Recommendation follows the Planning Commission recommendation to proceed with the development of preliminary plat plans. 8. It was the consensus of the Planning Commission members to set Wednesday, April 8, 1992, 7:00 p.m., as the next tentative date for the Planning Commission meeting. Mr. Dan Gassler, Pastor of A Glorious Church, explained to Planning Commission members a proposal that will be coming before them at their next regularly scheduled meeting for use of an existing building in the Oakwood Industrial Park for a church facility. 9. A motion was made by Richard Martie and seconded by Richard Carlson to adjourn the meeting. Motion carried unanimously. The meeting adjourned at 9:48 p.m. Respectfully submitted, Ga~~ . Zoning Administrator . Page 7