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Planning Commission Minutes 09-05-1995 . . . MINUTES REGULAR MEETING. MONTICELLO PLANNING COMMISSION Tuesday, September 5, 1995 . 7 p.m. Members: Dick Frie, Richard Carlson, Jon Bogart, Dick Martie, Rod Dragsten Staff Members: Jeff O'Neill, Gary Anderson, Steve Grittman, Wanda Kraemer 1. Call to order. Chairman Frie called the meeting to order at 7:00 p.m. Add other items. Jon Bogart added discussion of boulevard trees to the agenda. Citizens comments. There were no citizens comments. 2. Consideration of I\pproving minutes of the special meeting held July 25, 1995, and the regular meeting held Au~st 1, 1995. JON BOGART MADE A MOTION TO APPROVE THE MINUTES FOR THE SPECIAL MEETING HELD JULY 25, 1995. SECONDED BY DICK MARTIE. Motion passed unanimously. DICK MARTIE MADE A MOTION TO APPROVE THE MINUTES FOR THE SPECIAL MEETING HELD AUGUST 1, 1995. SECONDED BY ROD DRAGSTEN. Motion passed unanimously. 3. Public Hearin2' - Consideration of a stall, aisle. and driveway design conditional use permit. Location is Lot 5. Block 3, Oakwood Industrial Park. Applicant, Vector Tool. Jeff O'Neill, Assistant Administrator, reported that Vector Engineering is requesting a simple conditional use permit request which would allow elimination of curb in an area proposed for future expansion. It is common practice of the City to allow elimination of a curb in area where it is likely that a parking lot or drive area will be expanded at some time in the future. According to the City Engineer, the curb line elimination will not result in drainage or erosion problems. Chairman Frie opened the public hearing. Page 1 . . . Planning Commission Minutes - 9/05/95 There were no comments. Chairman Frie closed the public hearing. Frie asked staff if the company is in compliance with zoning code. O'Neill reported that this is a new company but they have been very easy to work with and no problems are expected. JON BOGART MADE A MOTION TO APPROVE A STALL, AISLE, AND DRIVEWAY DESIGN CONDITIONAL USE PERMIT WHICH WOULD ALLOW ELIMINATION OF A CURB LINE BASED ON THE FINDING THAT THE CURB LINE WILL NOT RESULT IN EROSION PROBLEMS AND IS IN THE LOCATION OF A PROPOSED FUTURE EXPANSION. SECONDED BY RICHARD CARLSON. Motion passed unanimously. 4. Public Hearing - Consideration of a conditional use permit allowing a planned unit development in an R-PUD zone. Location is Outlot A, Klein Farms. Applic;;mt, Swift Constnlction. Jeff O'Neill, Assistant Administrator, reported that Swift Construction is requesting a Planned Unit Development (PUD) approval of site and building plans for construction of Klein Farms Estates. The proposed twin home development is to located north of Stoneridge Drive and West of Fallon Avenue and is described as Outlot A, Klein Farms. The property is zoned PUD which does allow for flexibility in code items, it will be mid density, with a buffer yard between the development and the industrial area to the north. This is the first development to follow the buffer yard ordinance in accomplishing a proper transition between the industrial area and the residential area. Steve Grittman, City Planner, reviewed the site plan. The holding pond is to the east, the Outlot A area to the west might be developed as a day care but is also shown with a twin home design that would conform to the area. The existing berm on the north portion of the site has been lowered and reduced in width. A "channel" has been produced in order to create sufficient fall for the walk out Units 5-10. The City Engineer has noted that the site grading will work from a drainage standpoint. Outlot A has been shown to be developable for future townhome units as requested by the City. There has also been discussion on a day care facility. The proposed 18 units would create a density of 6.2 units per acres, and would create an average lot that is approximately 7,000 square feet. Additional information was requested on building details. The minimum width of a private driveway in a pun is 20 feet. The proposed development has 24 feet wide driveways. Each unit has a 22 foot long drive that has sufficient room for two additional parking spaces Page 2 . Planning Commission Minutes - 9/05/95 per unit. There have been no visitor stalls included in this development which is not an ordinance requirement, but may be needed. The following are concerns that must be addressed before the request is approved: Klein Farm Estates utilizes a private driveway, all the units that run along Stoneridge Drive are to have a 30 foot setback. Proposed Units 1 and 14 encroach upon this setbacks. PUD zoned areas allow for internal variances however, it would not be appropriate to allow external variances for periphery setbacks. The side yard setbacks do not meet the requirements of an R-2 District, which require a ten foot setback from site lot line. Additional information will be needed to review the building details. The berm is only three feet in height as viewed from the industrial park side. If this cannot be increased in height the amount of planting units will need to be increased. Chairman Frie asked for questions from the commission and staff. O'Neill asked if the holding pond is maintained by the City or the Association? . Grittman stated that the City does prefer to leave this in private ownership with public storm sewer. Chairman Frie opened the public hearing. Terry Hartman, developer for Swift Construction, stated that he would answer any questions the Commission has. Chairman Frie asked Hartman to explain the difference between twinhomes and townhomes and what they offer to the City as a balanced type of housing. Hartman replied that townhomes have an association so the painting, landscaping, and any details that affect the outside appearance are all uniform. The majority of the buyers want an end unit so Swift Construction has gone mainly to twinhomes or two-end-homes type townhomes. The main market is single parents with one or two children and people over 50 years old because of minimum lawncare, snowremoval, and unit price. Hartman stated that the cost of the units will be from $85,000 to $105,000 depending on the "extras". . Steve Grittman, City Planner, addressed concerns with the development and recommended tabling the request until more information was available. There is a concern with the building setbacks. The City typically allows a variance for setbacks in a PUD but not on the perimeter bounds of the Page 3 . Planning Commission Minutes - 9/05/95 project. The setback that is required along the street is 30 feet. There is now 15 feet on one side and 20 feet on the other. This will need to be reviewed. The building locations should be revised to conform to the side yard setback of an R-2 District or a variance be applied for. There should be additional plans provided for that identify the buildin~s floor plans7 details7 and elevations. The buffer yard requirements need to be increased or the berm or fence extended another five feet. Chairman Frie asked if there is a proliferation of twinhomes/townhomes in our area and if so why? Hartman stated that the landscaping plan is to have trees two to three deep and that will be adequate screening. Hartman replied that this is a life style that popular. A single person can have the association take care oflawn mowing7 snow removal7 painting, all the outside maintenance that would take time and equipment to do. Commissioner Dragsten inquired why the berm is only 3 feet tall next to the trucking company? The berm will only screen the industrial area on the ground floor rooms. . Grittman informed the Commission that the current landscape plan is giving credit for a 5 foot berm7 if the berm is less then the plantings will need to be increased. Q7Neill asked if the berm was adequate. It does obstruct the view from the walkout but not the base floor level. Grittman showed example of the berm and questioned if this is a five foot berm or not. If it is measured from the drainage swale to the top elevation it is five feet but if it is measured from the base floor level it is three feet. 07N eill inquired if the berm could be raised another two feet or is the space too tight in the back yards. Ron Howard7 Midwest Engineering said that right now the slopes are 4 to 1 and if steeper it would be hard to maintain. There will be trees planted on top of the current berm and this will block the view further. Commissioner Dragsten inquired about the setbacks on the townhomes needing a 30 foot setback and only having a 15 foot setback now. . Hartman stated that a variance would be needed because the buildings cannot be moved back 30 feet. Page 4 . Planning Commission Minutes - 9/05/95 Howard stated that the 15 foot setback was needed because of the storm sewer pipe that goes into the pond. The buildings could be moved 10 feet to the north and the storm sewer layout changed. This will move the setback to 25 feet and only a 5 foot variance will be needed. Anderson then inquired about snow removal. Tony Emmerich, developer stated that he didn't believe a variance was needed for this property. Grittman answered that there are no variances for internal setbacks required but the external setbacks variances are always needed. Enunerich added that this development will be a nice addition to the neighborhood and adding a 15 foot berm would be ridiculous. Gary Anderson, Building Official, asked Hartman how the overflow parking will be handled? Hartman said the street in front of the townhomes is two way and parking will be on one side and maybe both. . Hartman replied that this will be handled by the association. It will be either piled by the end units or on the ponding area. Chairman Frie asked for commissioners comments. Commissioner Martie stated that even if the buildings are moved there is still a 5 foot variance that is needed, no floor plans, buffer yard requirements, and other items that need to be looked at. Commissioner Bogart commented that he had in the past not commented on Klein Farm development but this is a different phase and his company is no longer working on this project. Bogart was concerned that the 22 foot driveways were very short and the cars with have bumpers out in the street. It is also important not to look like a big parking lot. Conunissioner Carlson stated that the parking situation concerns him and he would like to see the elevations and plans for the buildings. . The Commission discussed having a special meeting on Monday night September 25 before the regular council meeting. This would give the applicant time to acquire the additional information and at the same time not delay the project too long. Page 5 . . . Planning Commission Minutes - 9/05/95 DICK MARTIE MADE A MOTION TO CONTINUE THE PUBLIC HEARING AT A SPECIAL MEETING ON SEPTEMBER 25, 1995. SECONDED BY JON BOGART. Motion passed unanimously. 5. Public Hearin~ - Consideration of approval of the Klein Farms Estate preliminary plat. Applicant, Swift Construction. Jeff O'Neill, stated that being the first item was tabled this item would also need to tabled. Chairman Frie wanted to open the public hearing in case there were any other comments on this request that have not been addressed yet. Chairman Frie opened the public hearing. Terry Hartman, developer with Swift Construction, stated that he agreed that this item would go hand in hand with the other request. Chairman Frie closed the public hearing. DICK MARTIE MADE A MOTION TO CONTINUE THE PUBLIC HEARING ON THE CONSIDERATION OF APPROVAL OF THE KLEIN FARMS ESTATES PRELIMINARY PLAT UNTIL THE SEPTEMBER 25, 1995 SPECIAL MEETING. SECONDED JON BOGART. Motion passed unanimously. 6. Review Prairie West twin home proposal sketch plan. Commissioner Carlson stated he would be abstaining from the discussion or voting on this issue. Jeff O'Neill, Assistant Administrator, reported at the previous meeting John Komarek presented a sketch plan which called for development of twinhomes on a site formerly earmarked for single family home development (Prairie West Subdivision). Conceptually, the plan appeared to be desirable, but there were complications in the designing of the development due to limited land area. The Planning Commission recommended that the developer review the site in more detail with the City Planner and come back to the Planning Commission at a subsequent meeting with a modified plan. Steve Grittman, City Planner, stated that he did meet with John Komarek and made changes in the site plan. The buildings could be moved closer together and the boundaries pushed out to the railroad and school side where Page 6 Planning Commission Minutes - 9/05/95 . there is open land. One way to resolve the variance to the street side is for the City to turn the street back into a private street. If this were done the setbacks would be less. John Komarek, developer of Prairie West, commented that the street is 36 feet wide, that is considerably more width than is required. The lot to the west of the entrance will not be developed until a future date because it will be used for snow removal or parking if needed. Komarek replied that the driveways are all 30 feet. Chairman Frie asked if there would be an association established. Komarek replied that there would be an association. Chairman Frie inquired about the space on each level. Komarek said that there is between 1400 sq. ft. and 1600 sq. ft. on each level, each unit will sell for $125,000 to $175,000, have double garages, with ample room for turn around. Commissioner Bogart asked how far from the curb the driveways would be? . Bogart thought 30 feet would be an adequate length. He also commented that this project might fall under a hardship requirement because of the width of the street it is impossible to require the 30 foot front setback. The street has created problems in the subdivision and without a variance it will be very hard to develop this site. There is also the unusual geography of being bordered by the open space of the school and railroad property. This property will never be built on so there is not a risk of allowing the buildings being to close to another building site. Chairman Frie asked if there were any pathway problems that should be addressed. Grittman stated that there will be good visibilities and that Prairie West should not pose any problems for the pathway. Komarek asked if he could proceed and apply for the preliminary plat. Frie stated that this is a good project and if Komarek can finish the requests for the variances this could also be on the special meeting for the 25th of September. . Page 7 . . . Planning Commission Minutes - 9/05/95 7. Comprehensive Plan Update-wreview material from the City Planner outlining potential policies and strategies for inclusion in the comprehensive Ill.aIL Steve Grittman, Northwest Associated Consultants, reported to the Commission that he sent only a small amount of material to give them an idea of the content. Grittman would like the Commission to decided if there should be a special meeting to review only the Comprehensive Plan material. After discussion, Chairman Frie called a special meeting, Tuesday, September 19th, at 7:00 p.m. to review the Comprehensive Plan. 8. Consideration of approval of a change order to the comprehensive plan by adding a stronger park planning component. Jeff O'Neill, Assistant Administrator, reported that the Parks Commission requested that the Planning Commission review the proposal submitted by Steve Grittman for supplementing the comprehensive plan process by planning additional emphasis on the park planning component of the plan. The original comprehensive plan project proposal included some emphasis on the park planning related issues; however, the level of attention to park planning is not sufficient to satisfy park planning needs. Therefore, the Parks Commission requests that the comprehensive plan project be slightly modified to include a stronger park planning component. In order to accomplish this, the City Council will need to approve an expenditure of an additional $4,000 on the comprehensive plan. The following are reasons why the Park Commission views that it is important to complete a comprehensive park plan at this time. 1. The rapid growth of the community will result in the need for additional park facilities. 2. The park plan will help the City substantiate the need for park land acquisition from developers at the time of subdivisions development. 3. The park plan will identify areas that may need to be preserved as open space. 4. Utilization of the Mississippi river as an Amenity. 5. It makes sense to complete the comprehensive plan process and detailed park planning at the same time due to the strong interrelationship between the two plans. Page 8 . . . Planning Commission Minutes - 9/05/95 6. The plan would identify strategies for improving the manner in which the park system is maintained. Commissioner Bogart added along with the park comprehensive plan he is also very interested in a shade tree program. O'Neill stated that the Planning Commission, outside of the Parks Commission, should identify current tree policies and reforestation; this should be a goal for the next one to five years. The Park's commission has already budgeted an extra amount of money for trees in 1996. Commissioner Martie stated that he would like to see a tree program promoted separately from the comprehensive plan. Commissioner Carlson said there seems to be a strong commitment in the last years to keep trees off the boulevards and this policy should be reviewed. O'Neill added that for a number of years park planning and development has been somewhat neglected, which has resulted in the City falling behind the demands of the community. At the same time, further grow in the community is increasing rapidly. These two factors require that the City take a proactive stance toward park planning development so that efficient and sensible park improvements can be made on a timely basis COMMISSIONER BOGART MADE A MOTION TO APPROVE A CHANGE ORDER TO THE COMPREHENSIVE PLAN PROJECT BY ADDING A STRONGER PARK PLANNING COMPONENT. SECONDED BY COMMISSIONER DRAGSTEN. Motion passed unanimously. 9. Adjournment. COMMISSINER MARTIE MADE A MOTION 0 ADJOURN THE MEETING. SECONDED BY COMMISSIONER DRAGSTEN. Motion passed unanimously. Respectfully Submitted, W CvHC!c. Y/Z,tU111t'.-,- Wanda Kraemer Development Services Technician Page 9