Planning Commission Minutes 08-01-1995
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MINUTES
REGULAR MEETING. MONTICELLO PLANNING COMMISSION
Tuesday, August 1, 1995 . 7 p.m.
Members: Dick Frie, Richard Carlson, Jon Bogart, Richard Martie,
Rod Dragsten
Staff: Jeff O'Neill, Gary Anderson, Wanda Kraemer
1. Call to order.
The meeting was called to order by Chairman Dick Frie.
2. Approval of minutes of the reeuIar meetinl: held ,June 6. 1995; the special
meeting held ,June 12, 1995.
RICHARD MARTIE MADE A MOTION TO APPROVE THE MINUTES FOR
THE JUNE 6 MEETING. SECONDED BY ROD DRAGSTEN.
JON BOGART MADE A MOTION TO APPROVE THE MINUTES FOR THE
JUNE 12, 1995, SPECIAL MEETING. SECONDED BY DICK MARTIE.
ROD DRAGSTEN MADE A MOTION TO APPROVE THE MINUTES FOR
THE JUNE 26, 1995, SPECIAL MEETING. SECONDED BY JON BOGART.
Motions passed unanimously.
3.
Public Hearing --Consideration of a request for a conditional use permit
allowine- development of a church facility in an R-1 zone. Applicant, A
Glorious Church.
Jefl'O'Neill, Assistant Administrator, reported A Glorious Church requests a
renewal of their conditional use permit allowing development of a church
facility. This is an item that the two new Planning Commission members are
not familiar with. For the three long-standing members of the Planning
Commission, this is a familiar request, as A Glorious Church received their
original approval for a conditional use permit in 1990 and received a renewal
of the conditional use permit in May of 1994. Due to the fact that it has been
over a year since A Glorious Church received their most-recent approval, it is
necessary for the organization to come before the Planning Commission and
City Council again to request an update or renewal of the conditional use
permit.
Chairman Frie opened the public hearing.
Dan GassIer, Pastor of A Glorious Church, stated that the church is still
planning to build and will keep renewing the conditional use permit until the
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building is up. There was one change from the previous request that the
paving portion of the project be delayed until a year after the building of the
facility is completed. GassIer has indicated that the church has funds
available to complete the entire project; therefore, he is not asking to be
allowed to delay construct of the paved surface. The entire project can now
be financed, and the only thing that would delay the building is the weather.
Natural vegetation is going to be used for the landscaping.
Chairman Frie closed the public hearing.
Frie stated that he has faith that things were done right the first time and
would encourage the church to forge ahead with their building project.
Rod Dragsten asked if the plans were to start soon. GassIer said the church
would like to start before the weather is below zero.
O'Neill inquired what the architectural design will be like. Randy Frie
reported that the primary church facility will be wood frame, slab on grade,
shingled, with a vaulted ceiling, 10,000 square feet, office, chapel, kitchen.
There will be cedar siding with brick trim and will cost about $525,000. The
building will not be extremely fancy but will not look cheap either.
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Chairman Frie asked staff if parking will be an issue. Would there be
enough parking places? O'Neill reported that the site plan did follow the
code.
GassIer commented that there were a full set of plans so parking should not
be a problem. At the present time, we have about 128 people per Sunday and
room for 300 in our new church. There is enough room to double the size of
the church at the present location.
RICHARD CARLSON MADE A MOTION TO APPROVE THE
CONDITIONAL USE PERMIT FOR A GLORIOUS CHURCH IF THE
SUBJECT IS CONSISTENT WITH THE COMPREHENSIVE PLAN, IS
COMPATIBLE WITH EXISTING AND FUTURE CHARACTER OF THE
ADJOINING R-1 ZONE, AND BASED ON THE FOLLOWING
CONDITIONS:
A.
CITY APPROVAL OF 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 FEET HIGH AND ACHIEVE 90% OPACITY. THE
SCREEN MUST CONSIST OF EITHER A BERM, SOLID FENCE, OR
LANDSCAPE PLANTINGS. INSTALLATION OF THE PARKING
LOT SCREEN SHALL OCCUR AT SUCH TIME THAT THE
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B.
ADJOINING RESIDENTIAL PROPERTY IS PLATTED (now).
CITY APPROVAL OF DRAINAGE PLAN MUST BE OBTAINED
PRIOR TO ISSUANCE OF A BUILDING PERMIT.
C.
CITY APPROVAL OF LANDSCAPING PLAN MUST BE OBTAINED
PRIOR TO ISSUANCE OF A BUILDING PERMIT. THE
LANDSCAPING PLAN SHOULD INCLUDE 30 OVERSTORY TREES
TO BE PLANTED ALONG THE PERIMETER OF THE DEVELOPED
PORTION OF THE PROPERTY AND SPACED APPROXIMATELY
35 FEET APART. ADDITIONAL DEVELOPMENT WILL
PRECIPITATE ADDITIONAL PLANTINGS.
D.
CITY APPROVAL OF EXTERIOR TREATMENT OF STRUCTURE
MUST BE OBTAINED TO ENSURE COMPATIBILITY WITH THE
NEIGHBORHOOD. STEEL EXTERIOR MATERIALS SHALL BE
LIMITED TO ~ OF THE AVAILABLE WALL SURFACE.
SECONDED BY JON BOGART. Motion passed unanimously.
4.
Public Hearin~ --Consideration of a request for preliminary plat approval of
the Monticello Business Center commercial subdivision. Awlicant, Ocello
LLC..
Conunissioner Jon Bogart abstained from the discussion.
Jeff O'Neill, Assistant Administrator, reported that Tony Emmerich,
representing Ocello, LLC, requests approval of the preliminary plat entitled
Monticello Business Center. The lot configuration identified on the plat is
identical to all conceptual plans presented to the City on which previous
zoning map amendments have been based. The plat encompasses an area of
110 acres and is split into 6 lots. Each of the individual lots will be platted as
outlots in this phase of development.
O'Neill explained that the six lots consist of Out lots A-F. Outlots A and Fare
located between Cedar Street and State Highway 25 and encompass
approximately 15 acres. These lots will be zoned for B3/highway business
uses.
Outlots Band E are located east of Cedar Street and internal to the overall
site. Outlots Band E encompass about 44 acres and are designated for B4
uses. The B4 district is the regional commercial zoning designation, which
allows a wide variety of commercial uses.
Outlot C is located in the northeast comer of the property and encompasses
31.4 acres. This lot is designated for business campus uses, which is an area
for light manufacturing. Outlot D is located in the southeast comer of the
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plat and encompasses 21.2 acres and is designated for PZM uses, which
allows a combination of commercial and residential uses.
The design of the plat is affected by the presence of three major utility
easements extending diagonally across the site. Along the southern
boundary of the site is an NSP easement, and diagonally through the center
of the site is an Amoco gas line easement; third is a UP A power line
easement cutting across the northwestern corner of the property.
The adjacent land uses are as follows: to the south of the site is the Kjellberg
East Trailer Park; County Road 117 is the boundary on the east side between
the Monticello Business Center and the Klein Farms development area; State
Highway 25 makes up the western boundary of the plat.
Each site will pond storm water until a storm sewer system is developed.
This system will be funded partially by the storm water fees charged on each
building permit that is issued in the Monticello Business Center.
Chairman Frie opened the public hearing.
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Glen Posusta, owner of A-Max storage, asked for an explanation on the water
flow process; he thought everyone was building an outlet pond. O'Neill
explained that a storm sewer study revealed that the most efficient way to
manage the storm water from this area is to create a system of ponds and
trunk storm sewer facilities to convey water in a northwesterly direction
toward the low land north and west of the site. The storm water from this
area would pond in the large wetland area east of Highway 25. The overall
plan calls for extending trunk storm sewer underneath the freeway, thus
providing an outlet for the wetland area.
Chairman Frie closed the public hearing.
Frie noted his concern about development of a land-locked area prior to
completion of storm water systems. O'Neill noted that trunk storm sewer
fees will be collected at the time of development of the parcels identified on
the plat. The funds collected along with other funds will be used to help
finance the storm sewer network necessary to provide an outlet to the river.
Emmerich is familiar with the trunk storm sewer requirement, as he is
paying $1,500/acre with the Klein Farms development.
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Rod Dragsten inquired how many acres are going into the pond by Posusta's
property? If the pond is a owned by the DNR, does the City need to purchase
this property. O'Neill noted that it is important that we soon identify the
best method for acquiring necessary storm water easement areas.
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Richard Carlson thought there were about 400 acres, with Emmerich's
portion around 100.
RICHARD CARLSON MADE A MOTION TO APPROVE THE
PRELIMINARY PLAT OF THE MONTICELLO BUSINESS CENTER
SUBJECT TO COMPLETION OF THE FOLLOWING FIVE
MODIFICATIONS:
1. PROVIDE ALL NECESSARY EASEMENTS ALONG LOT
PERIMETERS AS REQUIRED BY ORDINANCE.
2. WIDEN CEDAR STREET FROM 60 FT TO 80 FT AND WIDEN
SCHOOL BOULEVARD TO 100 FT BETWEEN HIGHWAY 25 AND
CEDAR STREET.
3. ADJUST CEDAR STREET ALIGNMENT TO ENABLE
CONNECTION TO THE KJELLBERG TRAILER PARK FRONTAGE
ROAD.
4. SUBSEQUENT DEVELOPMENT MUST ADHERE TO THE TRUNK
STORM WATER POLICY OF THE CITY.
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5.
ON-SITE PONDING SHALL BE DEVELOPED SUFFICIENT TO
MANAGE STORM WATER PRODUCED ON SITE.
Seconded by Dick Martie. Voting in favor: Dick Frie, Rod Dragsten, Dick
Martie, Richard Carlson. Jon Bogart abstained.
5. Review zoning enforcement issues (,Jeffs report at meeting).
J eft' O'Neill reported that there are many new commercial developments that
have followed ordinances and that overall, the integrity of the zoning
ordinance is being maintained with new development; however, we have
found a number of violations that the Planning Commission should review.
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O'Neill then handed the Commissioners an inventory of violations that he
would like the Planning Commission to prioritize. In prioritizing, the
Planning Commission could weigh each violation in terms of public safety,
land use violations, complaints from neighbors, violations of approved
conditional use permits. The goal of the prioritization process would be to
provide direction for enforcement or to identify possible code changes.
There was discussion on what is currently being done on violations. O'Neill
stated that unless there is a safety hazard or significant complaints, there
has been little enforcement. O'Neill added if the City desires to take a more
aggressive approach to zoning violation enforcement, a separate local
attorney should be considered.
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Chairman Frie said that the list is only to be used for an inventory and each
Planning Commission member should put items in order by priority.
O'Neill was asked to prepare an enforcement prioritization list based on
criteria mentioned above.
6. Comprehensive plan update or discussion.
O'Neill explained that Steve Grittman and Dan Sjordal, Northwest
Associated Consultants, could not attend this meeting but are in the process
of doing a presentation for the HRA. After this presentation, a more detailed
concept plan for the Planning Commission will be ready to review.
O'Neill then reviewed a community perspective article dealing with
"reinventing downtown." The Commission was in favor of the article being
published as written.
It was also discussed that other community centers and river front towns
should be toured to get ideas for our community.
DICK MARTIE MADE A MOTION TO ADJOURN THE MEETING. SECONDED
BY ROD DRAGSTEN. Motion passed unanimously.
Respectfully submitted,
tiJaHtIc" Kza.M1U~
Wanda Kraemer
Development Services Technician
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