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Planning Commission Minutes 01-16-1979 . . . HINUTES REGULAR MEETING - MONTICELLO PLANNING CO~4ISSION January 16, 1979 - 7:30 P.M. Members Present: Jim Ridgeway, Fred Topel, Dick Martie, Ed Schaffer, Loren Klein (ex-officio) Members absent: Dave Bauer 1. COnsideration of Appointment of Chairperson. Nomination was made by Ed Schaffer, seconded by Fred Topel and unanimously carried to appoint Jim Ridgeway as Chairperson for 1979. 2. Public Hearing on Consideration of a Conditional Use Permit, and Consideration of variances for Holiday Stationstores, Inc. HOliday stationstores, Inc. has made application for a conditional use permit to build a combination gasoline station and convenience store on the easterly half of Lot 2, all of Lot 3 and 4, and part of Lot 5, in Block 5 in Monticello. This location is just northwest of the intersection of Seventh Street with Highway 25 in Monticello, and would be situated between the Kentucky Fried Chicken and Dairyqueen on Highway 25. since the area in question is zoned as B-3, a conditional use permit is necessary for approval of this request. Additionally, Holiday Stationstores is applying for the following four variances, and they are as follows: A. Variance to allow two (2) thirty foot driveway openings to Seventh Street. According to Monticello's City Ordinances, driveway openings are to be twenty-four feet. Holiday Stations in the request indicate that because of the nature of the business, the driveway opening should be large enough to accommodate gasoline and merchandise semi-trucks as well as safe passage for automobiles. B. Variance requests to have driveway opening on Seventh Street twenty- five feet from the property line to the east, rather than the required forty feet. According to the Holiday Stations, Inc., it is necessary to try to have the driveway opening as close as possible to Highway 25 and still provide sufficient setback of twenty-five feet in order to make easy ingress and egress for automobiles and trucks. C. Variance request to infringe on the setback requirements for the proposed pylon sign and the gasoline pumps. pylon sign is set back fifteen feet from Seventh Street and ten and one-half feet from Highway 25, and normally the set backs from both streets should be thirty feet. In addition, the setback of the gasoline pumps from Seventh Street is nineteen feet and thirty feet is required. - 1 - Planning Commission - 1/16/79 . D. Variance request to provide twelve off-street parking spaces, rather than the eighteen required by the City of Monticello. Holiday Stations, Inc. indicates the reason for this is that there is room for eight cars at the gasoline pumps, and that the requirement of parking spaces are somewhat stringent since most of the people using the convenience store will be parking right within the islands themselves, and these are not counted as part of the parking spaces provided. Brad Steinman, with Holiday Stationstores, Inc., reviewed the variance request with the Planning Commission, and additionally indicated the following: 1. Station would be similar to Big Lake's Holiday Station Store. 2. All trash would be stored inside. 3. The station would be strictly salarie-operated and the people would be hired for the most-part from the community. 4. Immediate employment would be eight individuals. 5. There would be no self-service. 6. Hours of operation would be 7:00 A.M. to 11:00 P.M. . A motion was made by Fred Topel, seconded by Dick Martie and unanimously carried to grant the conditional use permit. On the variance request mentioned in Item A. a motion was made by Ed Schaffer, seconded by Fred Topel and unanimously carried to approve the 30' curb-cut openings. On Variance B. a motion was made by Fred Topel, seconded by Dick Martie and unanimously carried to deny the variance request of a 25' setback from Highway 25 for the first curb-cut opening on Seventh Street. On Variance C. a motion was made by Fred Topel, seconded by Dick Martie and unanimously carried to deny the original request, but to allow the setback request on the gasoline pumps and to allow the sign to set back the same distance from Seventh street, or 19', and also in light of the fact of denying variance request B, a 25~' setback from Highway 25 would be allowed. On Item D. a motion was made by Dick Martie, seconded by Ed Schaffer and unanimously carried to approve the request to provide 12 off-street parking spaces rather than 18 spaces. . On Item A., the Planning Commission felt that because of the truck traffic to the gasoline station for deliveries and also for service, that 30' curb- cut opening was a reasonable request. On Item B., it was felt that because Seventh Street would one day be part of the collector road just North of I-94 in Monticello, and also because of the traffic congestion in this area, that the first curb-cut opening on Seventh street should be a minimum of 40' back from Highway 25. On Item C., the Planning Commission felt that since variance request B. was denied, that this would leave adequate room for the pylon sign to be at least 25~' from Highway 25 and additionally, that the pylon sign should be the same distance from Seventh Street, that is 19', as the gasoline pumps. On the gasoline pump setback of 19' it was felt - 2 - Planning commission - 1/16/79 . this was a reasonable request since this was not the major structure on the property. On Item D., the Planning Commission felt that since there was adequate parking provided by the gasoline pumps themselves, and in large part the traffic would be utilizing this area, it was not necessary to require more than the l2 additional off-street parking spaces. It should be mentioned that no comments were received objecting to the variance or conditional use permit requests, and additionally, a letter was received from Ken Bureau, secretary-Treasurer of Rosewood Corporation, owner of the Monticello Mall, that the variance requests were reasonable and they recommended approval of these various variance requests. 3. Public Hearing on Consideration of Rezoning Request from R-1 (Single Family Residential) to B-3 (Highway Business) for Property OWned by Olga J. Swanson Estate, along the West Side of Highway 25 in Monticello. The request has been made from the personal representative of the Olga J. Swanson Estate to have a 20.16 acre parcel rezoned from R-1 to B-3. Legal description of the parcel is as follows: . That part of Lot A of the SW~ of the NW~ of Section l4, Township 121, Range 25, Wright County, Minnesota according to the plat thereof as recorded in Book 1 of Plats, Page 571 in the Office of the County Recorder, Wright County, Minnesota lying westerly of the westerly right-of-way line of Minnesota state Highway #25. Containing 20.l6 acres. Cecile Muehlbauer, with Sandberg Realty, and also a representative of the Olga J. Swanson Estate indicated that although there is no specific use being planned for the property at this point, tentative plans are to use the property for the possibility of a health club, as an example, or possibly a motel. Ms. Muehlbauer indicated that since the adjoining property was all zoned commercial in this area, that a rezoning to B-3 of this particular parcel would be compatible. Additionally, she felt that the wetlands area, which is approximately half of the parcel, would blend in with any ultimate use of the property to provide a buffer-zone and a degree of quiet for the ultimate use. A motion was made by Ed Schaffer, seconded by Dick Martie and unanimously carried to approve the rezoning from R-1 to B-3. 4. Consideration of Variance Request of Front Yard Setback for Lot 7, Block 1, Sandberg's Riverside Addition - Me1 Wolters. Me1 Wolters is requesting a variance from the front yard setback requirement of 30', and is proposing to put a house on the above-referenced lot 25' back from the property line. . Purpose for the request is to allow adequate room to build a house since the rear setback is 50', which is 20' more than normal setback requires, since the rear of the lot borders Otter Creek. According to the Shorelands Management Act, which is required to be adopted by the City of Monticello, any lots bordering Otter Creek require a 50' setback in the rear. Since this lot is on a cul de sac, the setback will not affect the adjoining - 3 - . . . Planning commission - 1/16/79 property owners, which was one of the concerns of granting a variance on a front yard. A motion was made by Dick Martie, seconded by Fred Topel and unanimously carried to approve of the variance request. 5. Consideration of A Variance for a Portion of a Commercial Establishment to be utilized as Residential Rental Purposes - Dr. Joel Erickson. Dr. Joel Erickson is requesting a variance to put a residential unit above the Monticello-Big Lake Pet Hospital, which is located South of the I-94 interchange and East of Highway 25 in Monticello. Since the area in question is zoned as B-3, it is necessary to obtain a variance for this type of use since residential uses are not allowed within a commercial area. Dr. Joel Erickson appeared before the Planning Commission and indicated the primary purpose for the residential facilities would be for employees of the Monticello-Big Lake Pet Hospital. The Planning Commission felt that the variance was justified because it was making utilization of an existing facility, but did express concern with future requests of this nature. Motion was made by Dick Martie, seconded by Ed Schaffer and unanimously carried to recommend approval of the variance request. 6. Consideration of Approval of December 19, 1978 Minutes. A motion was made by Fred Topel, seconded by Dick Martie and unanimously carried to approve the Minutes. Motion was made by Ed Schaffer, seconded by Fred Topel and unanimously carried to adjourn. ~ ,. // uJ~ ,'ry er (;;City dministrator GW/ns - 4 -