Loading...
Planning Commission Minutes 11-08-1983 . . . MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION November 8, 1983 - 7:30 P.M. Members Present: Joyce Dowling, Richard Carlson, Don Cochran and Ed Schaffer. Members Absent: President Jim Ridgeway Staff Present: Thomas Eidem, Rick Wolfsteller, Gary Anderson. The meeting was called to order by acting Chairperson Don Cochran at 7:46 P.M. 2. Approval of the Minutes of the Regular October 4, 1983, Planning Commission Meeting. Motion was made by Joyce Dowling, seconded by Ed SChaffer, to approve the minutes of the regular Monticello Planning Commission Meeting of October 4, 1983. 3. Public Hearing - Marvin Scherer - Variance Request to Build a Garage in Excess of 1,000 sq. ft. Mr. Scherer was present to discuss his proposed building of a storage building on property currently owned south of County Road 39, Golf Course Road. Mr. Scherer explained that he purchased the property approximately 20 years ago and at that time had obtained a permit to build a shed there in which to store his vehicles, etc. At that time he didn't go ahead with his building project because he had also built a new house in the Cities and planned to pay that one off before he built a shed here in Monticello. Mr. Scherer also indicated he had been sent two blight notices from the City and one from the City Attorney's office to clean up his blighted area on his lot. Mr. Scherer indicated by putting up the building he would be getting the cars in under storage and cleaning up the entire lot area. It would be a definite improvement to the area than what currently exists there. Acting Chairperson Don Cochran asked for any public input. Mr. Bruce Wachter, representing Griefnow Plumbing and Heating, the adjacent property owner next to Mr. Scherer's property, was in objection to having any buildings built in an area that is zoned R-l. Mr. Wachter indicated that the Griefnow building itself can be stripped out in the interior and converted into a house and that was the original intent of the building when it was built. At this point the - 1 - . . . Planning Commission Minutes - 11/8/83 Chairperson recognized the opinion of the City staff. The City staff's suggestion was to approve the variance Request and that would eliminate the blight notice area and add more tax base to the current project area than what exists. Motion was made by Ed Schaffer with no second to deny the Variance Request. Motion died for lack of second. Motion by Richard Carlson, seconded by Joyce Dowling, to approve the variance of the storage building to be built in excess of 1,000 sq. ft. and that the building would be a non-conforming building in an R-l Zone. Motion carried in a 3 to 1 margin with Richard Carlson, Joyce Dowling, and Don Cochran voting in favor, Ed Schaffer voting in opposition. 4. Public Hearing - Marilyn Lanz - Variance Request, Simple subdivision Variance Minimum Lot Size and Sideyard Variance. Marilyn Lanz was present to propose her simple subdivision of the existing lots and give some background into the two properties. She indicated due to the size of the small house and there not being enough room to expand, she would like to have the property subdivided, therefore, being able to sell off both portions of the property as two separate parcels. In doing so it would be a more marketable property than it would be if sold all as one property. Also, within her subdivision request she is requesting a sideyard variance on the east side. The building currently is set 8.4 feet from the property lot line, and the current garage on the other parcel is within l~ feet of the proposed new subdivision lot line. Chairman Don Cochran asked if any conditions should be attached to this simple subdivision request. Zoning Administrator Anderson indicated to him that no conditions would be needed in that if the property was destroyed another house could be built on the same property as long as it stayed within the variance setbacks that are requested to be approved. Motion was made by Joyce Dowling, seconded by Richard Carlson, to approve the simple subdivision request and also to approve the sideyard variance as presented, the house to be set within 8.4 feet of the east side lot line and the garage to be located within l~ feet of the east side new proposed subdivision lot line. Motion carried unanimously. 5. Public Hearing - Murfin Landscaping - Variance Request, Rezoning Conditional Use, Rezone R-l to B-4, Rezoning to Allow outdoor Sales in a B-4 Zone, Screening and Hard Surfaced Parking Variances. Zoning Administrator Gary Anderson presented to the Planning Commission members the proposed layout of Murfin Landscaping outdoor sales site, indicating to Commission members the different layout of the proposed sales lot. At this time questions were directed to Mr. Murfin, Murfin - 2 - . . . Planning Commission Minutes - 11/8/83 Landscaping, for his input into his proposed outdoor sales lot. Mr. Murfin indicated that this would be just a seasonal lot, and the business actually would be primarily operated as a display lot to show the different services and the products which his company does offer. At his proposed site, not being used for anything at the present and due to the size of the proposed lot, the actuality of the building being proposed there would be very minute due to the setbacks required off of Highway 75 and Hart Boulevard. Mr. John Bondhus, owner of the property, also eluded to the fact it would definitely be improving the area that is in existence already and that the lot would always be kept in the utmost neat array, which the business is oriented to. Mr. Bondhus referred to the rezoning request as a buffer zone to separate two zones rather than spot zoning to suit an outdoor sales lot business as Mr. Murfin has proposed. At this time Chairperson Don Cochran opened the discussion to public input. Mr. John Kasper was present to discuss his opposition to the proposed development of the property due to the viewing and the allowing of a B-4, a business, strictly in an R-l Zone. Mr. Kasper also presented the Planning Commission members a letter from his neighbors, Dan and Betty McConnon, which was read to the Planning Commission and the people in attendance. The McConnons voiced their opposition to the potential project as suffering from significant problems already in existence without adding another problem to a strictly residential zone. Mr. Larry Muehlbauer, resident of the City but not an affected property owner, also expressed his opposition strictly from the residential standpoint that an area that is zoned residential should strictly be residential and not be allowed to have a business within a residential area. City staff, taking no position at this time on the project, indicated to Planning Commission members strictly to view it as a rezoning request and then go from there. Looking at it strictly from the rezoning request, it would definitely be spot zoning, which is not recommended in the comprehensive Plan which was adopted some years ago. Staff also indicated to Planning Commission members that the area proposed would be a definite improvement to the area, especially during the summer months when the foliage is on the trees. But then, again, it is strictly a seasonal business and could be here today and gone tomorrow. Planning Commission members took the above statements into consideration. Motion was made by Richard Carlson, seconded by Joyce Dowling, to deny Mr. Murfin's rezoning request to rezone R-l to B-4 to allow an outdoor sales lot. Motioned carried unanimously. 6. Public Hearing - John Sandberg - Rezoning Request, R-l Zone to R-3 Zone. Mr. Sandberg was present to present his proposal request to rezone R-l to R-3 Zoning. Within the rezoning request Mr. Sandberg intends to build up to a 20-unit apartment or condominium complex, preferrably condominium complex, on the proposed site. Mr. sandberg related - 3 - Planning Commission Minutes - ll/8/83 . back in time to before the property was originally purchased up to the present on the options that he has available in the purchase of the property. Mr. Sandberg indicated to all members present that condominiums are a housing concern of the present, and right now, due to the lack of available housing, housing on precious property next to the river has become a very high commodity in the real estate market. He is intending to build choice quality condominium units in hopes of attracting elderly retired people to relocate into his proposed condominium unit. Mr. Sandberg's architect was also present to present a proposed building layout and the amenities to go with it. Mr. Thompson indicated some of the amenities planned for Mr. Sandberg's proposed condominiums were very similar to the one which he just completed in the Minneapolis/St. Paul area, the main emphasis on character and quality to combine with residential living standards of a single family home combining it into a one unit complex. Commission members asked Mr. Thompson regarding Mr. Sandberg's proposed construction time table. He indicated possibly getting started in the summer with completion by early/late fall next year primarily depending on what the market analysis is in regard to what the perspective buyers in the Monticello area would be looking for in a building of this type. Commission members also asked him the proposed height of the top of the building of this proposed plan. Mr. Thompson indicated it would be just a little more than 28 feet in height, basically about the same height as the maximum height of eXisting houses in the area. Chairman Don Cochran opened the public hearing for public input. Mrs. Larry Muehlbauer questioned the difference in the traffic pattern of the proposed condominium versus the apartment living. Mr. Larry Muehlbauer presented his views on R-l zoning and that his initial investment was for R-l zoning of the property and that's what he intended to remain. The following concerned surrounding residents in the affected area also expressed opposition and are included below: . Don and Kay Nicolai Don Pitt Jerry Anderson Mike Girko Clarence McCarty,rental property owner, also expressed his opposition. But if Mr. Sandberg's proposal was granted, he would increase the size of his rental unit from one unit to more than one unit. This ended the public testimony from the concerned residents in the affected area. Mr. Sandberg countered that he has no other intentions to develop other properties in the area or in any other part of town - 4 - . Planning Commission Minutes - 11/8/83 . in regard to multi-family condominium units. Mr. Sandberg also addressed the proposed traffic problem, indicating that in just taking a random sample of the amount of cars in the area now with each family having at least two cars, the clientele that would be buying a condominium would be elderly people and may have one car and some may not have any at all. Acting Chairman Don Cochran read three letters from affected property owners in the area of the proposed development and all had expressed no interest in the project being approved. The following are those affected property owners: Alice and Del Emmel Roger and Jeannette Host Alice Menzel - letter was sent by the administrator of her estate - Karl Menzel . Cochran referred back to staff for their input in regard to Mr. Sandberg's proposal. Mr. Tom Eidem referred to the language in the Comprehensive Plan that essentially both parties involved, the affected property owners in the surrounding area and the applicant or developer, John Sandberg, are right in that in our C~nprehensive Plan we do address proposed multi-family dwellings to be built in some R-I areas. Also, the homeowners are correct in that in other areas it states that we only want R-l housing and no multi-family dwellings within our R-l housing. So it is contradictory. Mr. Eidem made a suggestion that a study committee be formed of a Planning Commission member, a Council member, and an administrative staff member, a consulting planner, and the City Attorney. Zoning Administrator Gary Anderson presented to Planning Commission members a phone conversation memo from the consulting planner, John Uban, to one of our secretaries. In essence, consulting planner John Uban's concerns were negative to Mr. Sandberg's proposed development. Planning Commission members took into respect the conflict of interest in our originally adopted Comprehensive Plan. Motion by Joyce Dowling, seconded by Richard Carlson, to table the proposed Sandberg rezoning request from R-l to R-3. Motion carried unanimously. Motion by Joyce Dowling, seconded by Richard Carlson, to set up a special meeting with a study committee formed of Planning Commission member Don Cochran, Councilmember Fran Fair, Administrative Staff Person Tom Eidem, Consulting planner John Uban, City Attorney Gary Pringle, the meeting tentatively set at 4:00 P.M., November 14, 1983. Motion by Joyce Dowling, seconded by Richard Carlson, to set up a special meeting date to hear the special study committee's action, that date being November 22, 1983, 7:30 P.M. - 5 - . Planning Commission Minutes - 11/8/83 . 7. Planning Commission Review - John Sandberg Subdivision Plat. proposed Par West . Mr. John Sandberg, along with his engineer, Bob Rohlin of Meyer- Rohlin and Associates, were present to present plans for Planning Commission member's review on a proposed Par West Subdivision Plat. This not being a public hearing and only for Planning Commission member's review, they feel it's a worthy project and set a tentative .Planning Commission public hearing date for the hearing of the proposed Par West Subdivision Plat. Acting Chairman Don Cochran asked for staff input in regard to the proposed subdivision plat. Zoning Administrator Anderson responded that the City has only two problems they see within his proposed subdivision preliminary plat. One would be he has two areas that he would like zoned to R-3 and the area there currently is zoned R-1. In a preliminary subdivision plat proposal, this would be looked at as a rezoning of these two lots. If it was looked at as a Planned Unit Development, a PUD project, the two areas proposed to be zoned R-3 would be looked at to combine different types of zoning--commercial, residential, and multi-family--all into one project. Mr. Rohlin responded that they intended to propose it as a subdivision plat with Planning Commission members seriously looking at rezoning of two outlots in a proposed subdivision plat rezoned from R-l to R-3 with the westerly most proposed outlot being for a multi-family apartment building and the easterly most portion of the outlot being proposed for approximately a 20-unit tower house construction along the golf course property. Motion by Joyce Dowling, seconded by Richard Carlson, to set a tentative date of December 6, 1983, 7:30 P.M., for the proposed preliminary hearing of the Par West Subdivision plat. ADDITIONAL INFORMATION ITEMS 1. The next tentative date for the Monticello Planning Commission Meeting will be December 6, 1983, 7:30 P.M. It was presented to the Planning Commission members by Zoning Administrator Gary Anderson that the date was moved up one week due to the Christmas holidays and also that the City Council would only be meeting once in December. Motion by Richard Carlson, seconded by Joyce Dowling, to set the next regular Planning Commission Meeting date for December 6, 1983, 7:30 P.M. At this time Planning Commission member Ed Schaffer left the meeting at approximately 10:03 P.M. The following additional items were presented to the Planning Commission members. . 1. Anderson presented the final plat for Meadow Oak Third Addition. Anderson pointed out to Commission members a couple of items that would have to be done prior to setting the date for the Council public hearing of the final plat approval of Meadow Oak Third Addition. The first item would be that an environmental impact study would have to be made. The - 6 - Planning Commission Minutes - 11/8/83 . second item would be that they have two cul-de-sac areas currently named Red Oak Circle in the Meadow Oak Third Addition, and they would have to rename the cul-de-sac in that area. Motion by Richard Carlson, seconded by Joyce Dowling, to pass on to the City Council to set a tentative date for the public hearing on the final plat approval of the Meadow Oak Third Addition contingent upon the environmental impact study being made and the renaming of the cul-de-sac areas. . 2. Gus LaFromboise, Construction 5 Project, presented his new proposal for a 24-unit apartment building to be built on the corner of Washington Street and Lauring Lane. Mr. LaFromboise requested Planning Commission approval to waive the public hearing process for his Variance Request to build a 24-unit apartment building with less than the minimum amount of lot size required, therefore, requesting about 3,000 sq. ft. variance. He also asked for granting of a Conditional Use Request to build an apartment building of more than 12 units. Mr. LaFromboise indicated that due to the lateness of the construction season, he would like to get something started yet late this fall with possible early spring completion. Mr. LaFromboise indicated he has withdrawn his request to attempt to purchase the proposed Hennepin Street which the City currently owns. Planning Commission members had a few problems with the waiving of the public hearing process and asked Mr. LaFromboise if he could possibly wait until the special Planning Commission meeting tentatively scheduled for November 22; and at that time they would hear his Variance Request and Conditional Use Request. Mr. LaFromboise countered that if that is the soonest he could get it done then that is the soonest he could have it done and indicated he would be in agreement with it. Motion by Joyce Dowling, seconded by Richard Carlson, to set a public hearing date for November 22, 1983, 7:30 P.M., to hear Mr. LaFromboise's Conditional Use Request and Variance Request. Motion carried unanimously. Motion by Joyce Dowling, seconded by Richard Carlson, to adjourn the meeting. The meeting adjourned at 11:09 P.M. Respectfully submitted, d~~ Gary e l's on Zoning Administrator . - 7 -