Planning Commission Minutes 06-15-1992 (Special Meeting)
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MINUTES
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Monday, June 15, 1992 - 6 p.m.
Members Present:
Richard Martie, Cindy Lemm, Richard Carlson
Members Absent:
Jon Bogart, Dan McConnon
Staff Present:
Gary Anderson; Jeff O'Neill; Rick Wolfsteller;
John Simola; Bret Weiss, Consulting Engineer;
and Paul Weingarden, City Attorney
1.
The meeting was called to order by Acting Chairperson, Cindy
Lemm, at 6:02 p.m.
2.
Public Hearinq--Consideration of a conditional use permit
which would allow a public utility building in a PZM zone.
Applicant, City of Monticello.
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Jeff 0' Neill, Assistant Administrator, reviewed the background
of the conditional use permit request to allow a public
utility building in a PZM zone. He stated that the
neighboring uses include the following: Immediately to the
south of the building are three residential uses and a sheet
metal shop, followed by a portion of Ruff Auto Parts.
Immediately to the west is West Cello Apartments, a multi-
family residential housing consisting of four 12-unit
buildings. To the north of the property is the open green
area for the Pinewood Elementary School. To the east is the
railroad tracks and a single family house just beyond the
tracks.
The building proposed is to be a 15,000 sq ft vehicle cold
storage facility with a sign shop near the southwest corner of
the building. An outside fuel dispensing facility is located
near the southeast property corner. The main entrance to the
facility is southwest of the public works offices.
Landscaping requirements state that the site must have a
minimum of 37 overstory tree plantings. Currently on site
there are many more than 36 tree plantings; however, some are
smaller than required. If one counts two undersized trees as
one, the net number of trees on the site is 36. O'Neill noted
that the minimum number of trees (37) will be exceeded with
the proposed tree planting screening along the west side of
the property. The plantings along the west side and part of
the north side to the fenced-in area will be 6-ft coniferous
tree plantings planted in a staggered fashion in two rows
10 ft apart.
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Completion of the existing security fence will surround the
west side and a portion of the north side of the property to
include the open storage area for the pole building facility
located in the northwest corner. The fence along the south
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side of the property between the public works offices and the
southwest corner of the property will include slats between
the chain link fence.
Hard surfacing and curbing are to be omitted along the east
side of the new facility to allow existing surface water
drainage between the new public works facility and the
existing public works maintenance garage and also to allow
phase II construction between these two buildings. If hard
surfacing of this area is required with phase I, portions of
it would have to be removed with phase II construction.
Curbing on the south side of the building south of the
existing off-street employee parking spaces will also be
omitted at this time and will be installed as part of phase II
expansion.
Bret Weiss, Consulting Engineer, addressed the on-site
drainage issues for this project. All drainage will occur on
this site and will be disposed of through a pipe installed
under the railroad tracks and through a culvert allowing
surface water to be disposed of through a ditch system on the
north side of the railroad tracks. The on-site and off-site
drainage of this facility is being incorporated into the
overall city drainage plan.
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John Simola, Public Works Director,
the existing buildings on the
relationship to the proposed cold
constructed as part of phase I.
explained the location of
public works site in
storage facility to be
Phase II will include construction of a salt shed near the
northeast corner of the proposed cold storage facility, with
a washing room facility constructed between the existing
public works maintenance garage and the new cold storage
facility. Phase II will also include construction of meeting
facili ties and restroom facilities south of the existing
public works garage near the southeast corner.
Phase III may include the construction of a building between
the existing public works garage and the existing office
building. Part of the office building may be removed.
Simola also explained the proposed gravel storage area with a
gravel surface. This proposed area is at times needed for
storage of gravel fill material during city projects and
granite chips used as part of sealcoating projects.
O'Neill explained the ordinance requirements, which include
the following four conditions:
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1.
Conformi ty with the surrounding neighborhood is
maintained, and required setbacks and side yard
requirements are met.
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2.
Adequate screening from neighboring uses
landscaping are provided in accordance
Chapter 3, Section 2, of this ordinance.
and
with
3. The facility must have direct access to a county
and city/state aid highway.
4. The provisions of Chapter 22 of this ordinance are
considered and satisfactorily met.
O'Neill read portions of a letter received from County
Assessor, Doug Gruber, indicating that if the public works
facility is constructed and screened as shown on the plans,
there should be no adverse effect on the neighboring single
family uses.
When considering an ordinance amendment, five items shall be
considered as follows: 1) consistency with the comprehensive
plan; 2) the geographical area involved; 3) the character of
the surrounding area; 4) whether such use will tend to or
actually depreciate the area in which it is proposed; and 5)
the demonstrated need for such use.
Acting Chairperson, Cindy Lemm, then opened the public
hearing.
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Mrs. Christie DeMars of 103 Golf Course Road explained that
she received a letter from Chris Holm addressing issues of
concern as a home owner in regard to the proposed public works
facility. Mrs. DeMars stated that, as a home owner, she was
in favor of the proposed use of the property. It is
consistent with what has been done there in the past, and the
City is a good neighbor to her property, which is located two
houses and the apartment complex awawy from the public works
facility.
Mr. Chris Holm, owner of the West Cello Apartments, addressed
the following issues:
1. The increase from approximately 11,300 sq ft of
building area to approximately 21,000 sq ft of
building area. He clearly indicated the site was
too small to serve the needs of the city as it
continues to grow.
2. Holm stated that there is some site cleanup that is
needed; but why not move the building site farther
away from his residential multi-family use? Why
does it have to be at the proposed location?
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3.
After meeting with John Simola and Jeff 0' Neill,
the site is proposed to be screened, but he
indicated that more trees need to be planted.
4. He is currently having an appraisal done of his
property for refinancing; and if the appraisal
shows that his property is reduced in value due to
the expansion of the public works facility, he will
sue the City for lost value to his property.
Mr. Willard Jensen, a Country Club Manor resident, stated that
the site is much too small for expansion to meet the needs of
the city as it grows. He also stated that there is too much
traffic on Golf Course Road with the speed that is posted, and
the speed limit is exceeded more than it is complied with.
Acting Chairperson, Cindy Lemm, then closed the public hearing
and opened the meeting for input from the Planning Commission
members.
A motion was made by Richard Carlson and seconded by Richard
Martie to approve the conditional use permit based on the
following findings:
1.
The proposed conditional use permit is consistent
with the purpose of the PZM district, which is to
provide a land use transition between high density
residential land uses and low intensity business
land uses.
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2. The site plan, which includes extensive screening,
landscaping, direct access to county and city/state
aid highways, and separation from R-l and R-2 uses,
is found to be consistent with the stated purpose
of the PZM zone.
3. The present mix of the uses in the PZM district at
this location is compatible with the proposed
conditional use, and the proposed conditional use
is consistent with the geography and character of
the area. The proposed site is sufficiently
separate from single family residential areas and
is centrally located so as to provide ease of
access to all areas of the city which will be
serviced by the facility.
4.
The conditional use proposed will not depreciate
the area in which it is proposed, as it will be an
improvement to what was once a permitted use, which
will enable the City to store vehicles inside which
would otherwise remain outside, and will be
aesthetically pleasing.
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5.
The use of the present site has grown so as to
render the existing buildings inadequate for the
stated purpose and, therefore, requires expansion.
The need for a public works building in a city the
size of Monticello is obvious.
6. The conditional use is consistent with the
comprehensive plan.
7. The proposed site meets the requirements as
outlined by city ordinance.
Motion carried unanimously.
3. Public Hearinq--Consideration of a variance to the curbinq and
hard surfacinq requirement. Applicant, City of Monticello.
Jeff O'Neill, Assistant Administrator, reviewed the variance
request from the concrete curbing and hard surfacing
requirements in certain areas. O'Neill outlined the areas
where there would be no hard surfacing or curbing at this time
and the areas where the curbing and hard surfacing will be
installed as part of phase II. He also showed an area where
there will be no curbing installed at this time or in future
phases.
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Acting Chairperson, Cindy Lemm, then opened the public
hearing.
There being no input from the public, the public hearing was
closed, and the meeting was opened for further comments from
the Planning Commission members.
There being no further comments from the Planning Commission
members, a motion was made by Richard Martie and seconded by
Richard Carlson to approve the variance request to allow no
curbing or hard surfacing in certain areas of the public works
facility site. Motion is based on the finding that the
proposed variance will not 1) impair an adequate supply of
light and air to the adjacent property; 2) unreasonably
increase the congestion in the public street; 3) increase the
danger of fire or endanger the public safety; or
4) unreasonably diminish or impair established property values
within the neighborhood or in any other way be contrary to the
intent of the ordinance. Motion carried unanimously.
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Special Planning Commission Minutes - 6/15/92
4.
Consideration of the preliminary plat of the Battle Rapids
residential subdivision. Consideration of a conditional use
permi t allowinq development of a townhome in an R-2 zone.
Consideration of a variance request to the requirement that a
PUD be of at least 3 acres. Applicant, Investors Toqether.
Jeff 0' Neill, Assistant Administrator, suggested that, because
it was after 7 o'clock and the City Council meeting was
scheduled to be begin at 7 p.m., Planning Commission table
item #4.
A motion was made by Richard Martie and seconded by Richard
Carlson to table the preliminary plat of the Battle Rapids
residential subdivision, to table consideration of a
conditional use permit allowing development of a townhome in
an R-2 zone, and to table consideration of a variance request
to the requirement that a PUD be of at least 3 acres. Motion
carried unanimously.
5. A motion was made by Richard Martie and seconded by Richard
Carlson to adjourn the meeting. The motion carried
unanimously. The meeting adjourned at 7:13 p.m.
Respectfully submitted,
Ga:f~~
Zoning Administrator
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