Planning Commission Minutes 05-03-1994
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MINUTES
REGULAR MEETING.. MONTICELLO PLANNING COMMISSION
Tuesday, May 3, 1994 .. 7 p.m.
Members Present: Cindy Lemm, Richard Martie, Jon Bogart, Richard Carlson,
Brian Stumpf
Members Absent: None
Staff Present:
Gary Anderson; Jeff O'Neill; Bret Weiss, Consulting Engineer;
and Steve Grittman, Consulting Planner
1. The meeting was called to order by Chairperson Cindy Lemm at 7:03 p.m.
2. Approval of minutes of the ref!Ular meeting held Avril 5. 1994.
The minutes weren't completed and will be brought back at the next regular
meeting.
3.
Public Hearing Continued--Consideration of a preliminary vlat of the
Eastwood Knoll subdivision.
Jeff O'Neill, Assistant Administrator, explained some new revisions to the
original subdivision design and discussed other design alternatives for
development of Outlots C and D. Bret Weiss, Consulting Engineer,
explained the designs as presented in the agenda supplement. It was
suggested that the Planning Commission members consider Alternative 2B,
Bypass Design, as that being the Consulting Engineer's recommendation.
Weiss also indicated under Alternative 3, a design which was the newest
design, would not work under the existing topography that was out there.
Cindy Lemm then opened the public hearing.
With no input from the public, Cindy Lemm then closed the public hearing
and opened the meeting for input from the Planning Commission members.
Commission member Jon Bogart explained he would like to see the drainage
issue be fully addressed and completed before final platting.
There being no further input from Planning Commission members, a motion
was made by Jon Bogart and seconded by Richard Martie to approve the
preliminary plat of the Eastwood Knoll residential subdivision following the
Meadow Oak Lane bypass design. Motion carried unanimously.
Conditions added by the Planning Commission members were as follows:
1. That the drainage issues be addressed and completed by the
final plat request.
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2.
The development of this residential subdivision meets all the
minimum design standards as required by city ordinance.
4. Public Hearing Continued--Consideration of the EmmerichlKlein rezoning
and comvrehensive vlan amendment reQuest, and consideration of the
HoglundILundsted rezoning.
Jeff O'Neill, Assistant Administrator, updated the Planning Commission on
the additional information which outlined the impact of various land use
development patterns for the above subject area. O'Neill highlighted that
we will be presenting only new information, not information that had
already been discussed. With this agenda item tabled at a previous
meeting, the staff was requested to follow up with the City of New Hope
video by contacting the New Hope City Hall with specific questions
regarding the effectiveness of the benning shown in the video. Questions
that were to be asked included the following:
1. Are property values for residential property negatively
impacted by the proximity to the industry?
2. Do industries report problems with trespassing?
3.
Are multi-family vacancy rates impacted?
A report addressing these issues presented by Consulting Planner Steve
Grittman of Northwest Associated Consultants was reviewed. The report
outlined a land configuration that would preserve additional industrial land
on the north half of the Klein site.
There were basically three requests for the Planning Commission members
to consider:
1. The Emmerich rezoning request
2. The Klein comprehensive plan amendments
3. The HoglundlLundsten rezoning request
Cindy Lemm then opened the public hearing for input from the public.
1. Jay Johnson requested that the original proposal as submitted by
Tony Emmerich be accepted as presented.
2.
Dave Klein commented on the new proposal showing more industrial
land on the north half of the Klein property proposed to be rezoned,
that it would not be acceptable to him.
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Jay Johnson again reminded Planning Commission members if their
original proposal is denied, they would have to go back and redo the
Kjellberg property into what it is currently zoned at, that being R-1
(single family residential).
4. Tony Emmerich commented on the negotiations have been going on
for a long time with Dave Klein for the possible development of his
property. Jay Johnson would like to combine the R-3 and the R-2
zoning adjacent to the existing heavy industrial zoned land in the
Oakwood Industrial Park Addition.
5. Ron Hoglund, representing the Industrial Development Committee,
felt that the City staff and the Planners had done a good job in
working together to come up with a viable solution for the rezoning of
these properties.
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6.
Glenn Nemec, representing the Chamber of Commerce, would like to
see additional regional business be extended to include some of the
land of the HoglundILundsten property up for rezoning. We would
definitely like to see proposals for the buffering between the Klein
property and the heavy industrial zoned property in the Oakwood
Industrial Park.
7. John McVay, Chairperson of the Industrial Development Committee,
suggested rezoning for future 1-2 land uses should be done now and
not after the Klein property is rezoned for residential.
Chairperson Cindy Lemm then closed the public hearing and opened the
meeting for further input from the Planning Commission members.
Planning Commission members were dealt a tough decision to make, and
they rendered the following decisions:
1. Motion was made by Richard Carlson and seconded by Brian Stumpf
to adopt or modify and adopt the zoning map amendment request
based on the finding that the rezoning is consistent with the
comprehensive plan, consistent with the character and geography of
the area, and will not result in a depreciation of land values, and
there is demonstrated need for the types of land use as proposed.
Voting in favor: Cindy Lemm, Richard Carlson, Richard Martie,
Brian Stumpf. Abstaining: Jon Bogart.
2.
Motion was made by Richard Carlson and seconded by Richard
Martie to amend the comprehensive plan by specifically identifying
acceptable land uses as requested by Klein. Motion included a
recommendation to complete planning activities geared to addressing
long-term need for industrial land. The Planning Commission is
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satisfied with the land use plan as proposed. The next step for David
Klein is to request the annexation, followed by the rezoning process.
Klein's property, when annexed, enters the city with the AG
designation and must subsequently be zoned to match the
comprehensive plan designation. Voting in favor: Cindy Lemm,
Richard Carlson, Richard Martie, Brian Stumpf. Abstaining: Jon
Bogart.
3.
Hoe:lundILundsten Rezonine:. A motion was made by Richard Martie
and seconded by Brian Stumpf to table the zoning map amendment
request. Motion carried unanimously.
A motion was made by Richard Martie and seconded by Jon Bogart to
have the City staff look into a traffic study for this area of rezoning.
Motion carried unanimously.
5.
Public Hearinl!'--Consideration of a conditional use permit allowinl!' a church
facilitv to operate in an R-1 zone. Applicant. A Glorious Church.
Jeff O'Neill, Assistant Administrator, explained the A Glorious Church
conditional use permit allowing a church facility to operate in an R-1 zone.
A Glorious Church is before you again to request conditional use permit
approval from a nearly identical request that was granted by the Planning
Commission on November 7, 1990, and was also approved by the City
Council on November 13, 1990.
The site plan has changed with their request that they be allowed to install
parking and landscaping during the construction season following this
season when the church facility is proposed to be built. The church is citing
their problems with obtaining financial obligations from the bank to
complete this portion of the project for them. By the next construction
season, they will have raised enough money internally to facilitate the
completion of the landscaping and parking lot requirements as proposed to
be approved by City staff.
Chairperson Cindy Lemm then opened the public hearing.
Dan GassIer, Pastor of A Glorious Church, explained his request to be
allowed the no parking lot and landscaping improvements, that they be
completed in the next construction season. The church has enough money
to facilitate the construction of the building but does not at this time have
the money to facilitate the completion of the parking lot and/or the
landscaping. The church is proposing to raise sufficient funds and should
have those raised by the time the next construction season rolls around to
complete the landscaping and parking lot improvements.
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Chairperson Cindy Lemm then closed the public hearing and asked for
further input from the Planning Commission.
There being no further input from the Planning Commission members, a
motion was made by Jon Bogart and seconded by Richard Carlson to
approve the conditional use request allowing a church facility to operate in
an R-1 zone. The following conditions were part of the motion for approval:
A. City approval of the parking lot, landscaping, and screening
plan. Adequate screening of the parking lot area from abutting
residential uses and landscaping must be provided. The screen
must be at least 6 ft high and achieve 90% opacity. The screen
must consist of either a berm, solid fence, or landscape
plantings. Installation of a parking lot screen shall occur at
such time the adjoining residential property is platted.
B. City approval of the drainage plan must be obtained prior to
issuance of a building permit.
c.
City approval of the landscape plan must be obtained prior to
the issuance of a building permit. The landscape plan should
include 30 overstory trees to be planted along the perimeter of
the developed portion of the property and spaced approximately
35 ft apart. Additional development will precipitate additional
plantings.
D. City approval of exterior treatment of the structure must be
obtained to ensure compatibility of the neighborhood. The
exterior materials shall be limited to one-half of the available
wall surface.
E. Installation of the parking lot facilities and landscaping may be
deferred to the construction season following occupancy of the
church building. This installation is to occur on or before
October 15, 1995.
Motion carried unanimously.
6.
Public Hearinl!'--Consideration of grantine: a conditional use permit allowine:
minor auto repair and towinl!' operation and allowinl!' associated outside
storae:e in a B-3 (hie:hwav business) zone. Applicant. Jerry's Towine:/Milton
Olson.
Jeff O'Neill, Assistant Administrator, explained some of the deficiencies that
were lacking from the site plan as submitted by Milton Olson.
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1.
The plan does not show curb line extending along the southern
perimeter of the parking lot. It's obvious that the curb is not
proposed for this area because future expansion of the building
would likely result in extension of the parking lot in a fashion
that would require the curb be removed. In addition, the curb
is not necessary to control drainage on site.
2. The area designed for outside storage does not exceed the
maximum allowable outside storage area if the area
encompassed by the trees in the interior of the storage area is
deducted from the square footage calculation. It was the view
of City staff that it would be reasonable to allow the area
encompassed by the trees to be deducted from the total square
footage encompassed by the screening fence. The alternative to
this would be to cut down the trees and reduce the outside
storage area accordingly.
Cindy Lemm then opened the public hearing.
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There being no comments from the public, Cindy LemID then closed the
public hearing and opened it up for comments from the Planning
Commission members.
Discussion amongst the Planning Commission members was the location of
a semi-trailer in the storage area and how high the screening fence should
be within this area.
There being no further comments from the Planning Commission, a motion
was made by Richard Martie and seconded by Brian Stumpf to approve the
conditional use permits allowing minor auto repair and towing operation
and allowing associated outside storage in a B-3 (highway business) zone.
Voting in favor: Cindy Lenun, Richard Martie, Brian Stumpf, Jon Bogart.
Opposed: Richard Carlson.
Following are conditions that were added to the conditional use approval:
1. The area be limited to six vehicles to be parked in the area
outside of the fenced-in enclosure.
2. The area where the curbing was to be eliminated will be
completed with a split rail fence along the proposed curb
line/end of bituminous surfacing.
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7.
Public Hearing--Consideration of amendment to Section 3-4 [Q) of the
zoning ordinance which further defines the minimum floor area
requirements for various stvles of single familv residential structures.
Applicant. Monticello Planning Commission.
Gary Anderson, Zoning Administrator, explained the request before them
was basically to outline the different types of houses that are constructed
today by their styles and put them into ordinance fonn which one could
easily recognize by reading the proposed ordinance amendment. The
ordinance defines as one story structure also being a split entry, split level,
bi-level, 3 or 4 level split, and those be at the minimum of 960 sq ft.
However, the square footage may be reduced to 864 sq ft if a garage is
added of at least 400 sq ft. In no case, however, shall the minimum
dimension of the garage be less than 16 ft.
Another section was added to identify the 11/4 story, 1 1/2 story, and 1 3/4
story type houses. That square footage would be a minimum of 1,060 sq ft.
When we're talking about square footages of houses, it is recognized that
this is the area observed above grade from the lot.
Cindy Lemm then opened the public hearing.
There being no input from the public, she turned it over to any further
discussion from the Planning Commission members.
Discussion amongst the Planning Commission members was to further
clarify the intent of the ordinance. The clarification was made to their
acceptability.
Therefore, a motion was made by Richard Carlson and seconded by Jon
Bogart to adopt an ordinance amendment that specifically identifies housing
types, styles, and associated floor area minimums as presented in the
ordinance amendment. Motion carried unanimously.
8.
Public Hearing--Consideration of a variance request to allow a garage
addition onto an existing house within the 10-ft side yard reauirement.
Applicant. Harold Austin.
Mr. Austin is proposing to build a 24' x 30' attached garage onto this
existing single family residence. The plan showed the house on the lot,
which was overshifted to the west to accommodate an attached garage.
Unfortunately, it was shifted only far enough to accommodate a garage size
of less than 24 ft in width. The proposed garage would encroach
approximately 2 1/2 ft into the 10-ft minimum side yard setback
requirement.
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Cindy Lemm then opened the public hearing.
There being no input from the public, she then closed the public hearing
and opened it up for further input from the Planning Commission members.
There being no input from the Planning Commission members, a motion
was made by Jon Bogart and seconded by Brian Stumpf to approve the
variance request to allow a garage addition onto an existing house within
the lO-ft side yard setback requirement. Motion carried unanimously.
Reason for approval: In the past, the houses were placed inappropriately on
the lots.
9.
Public Hearinl!--Consideration of a variance reQuest which would allow
placement of a siro on a public right-of-way. Applicant. Monticello-Big
Lake Hospital District.
Jeff O'Neill, Assistant Administrator, explained the proposed plan to allow a
pylon sign to be placed on the public right-of. way in front of the canopy at
the Monticello-Big Lake Clinic. O'Neill highlighted the location where the
proposed sign was to go; and as part of the long-range planning, what exists
as public right-of-way now would be turned over to private enterprise and a
new street would be developed coming in off East County Road 75 (East
Broadway), which would facilitate the vacation of Hart Boulevard.
However, at this time, no vacation has occurred, so the sign would have to
be placed on public right-of.way.
Chairperson Cindy Lemm then opened the public hearing.
There being no input from the public, she then closed the public hearing
and opened it up for further questions from Planning Commission members.
Questions raised by the Planning Commission members were how we deal
with public enterprise versus public enterprise in placement of signs in
public right-of-way. This being a unique situation of cooperative planning
done between the Hospital and the City, the Hospital would indemnify the
City in case of any liability; and a time limit should be placed on the
placement of this sign until such time Hart Boulevard is vacated and the
new street put in off of East Broadway.
There being no further discussion from Planning Commission members, a
motion was made by Jon Bogart and seconded by Richard Martie to approve
the variance request which would allow placement of a sign on a public
right-of-way. Motion carried unanimously with the following conditions:
1.
This is a unique situation of the cooperative planning done
between the Hospital District and the City of Monticello.
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2.
The Hospital District is to indemnify the City of any liability.
3. A time limit be established at a point in time that ties into the
County's plan for redevelopment of East County Road 75 (East
Broadway).
10. A motion was made by Richard Martie and seconded by Brian Stumpf to
adjourn the meeting. The meeting adjourned at 10:37 p.m.
Respectfully submitted,
4,% ~k~
Gary derson
Zoning Administrator
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