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Planning Commission Minutes 11-08-1995 MINUTES REGULAR MEETING. MONTICELLO PLANNING COMMISSION Wednesday, November 8, 1995 -7 p.m. . Members Present: Chairman Dick Frie, Richard Carlson, Jon Bogart, Dick Martie, Rod Dragsten Staff Present: Jeff O'Neill, Gary Anderson, Steve Grittman, Wanda Kraemer 1. Call to order. The meeting was called to order by Chairman Frie. 2. Approval of minutes of the special meetin2' held September 25/ and the re2'Ular meeting held October 3, 1995. COMMISSIONER DRAGSTEN MADE A MOTION TO APPROVE THE MINUTES FOR THE SEPTEMBER 25, 1995 MEETING. SECONDED BY COMMISSIONER MARTIE. VOTING IN FAVOR: CHAIRMAN FRIE, COMMISSIONER CARLSON. ABSTAINING: COMMISSIONER BOGART. Motion passed. . COMMISSIONER MARTIE MADE A MOTION TO APPROVE THE MINUTES FOR THE OCTOBER 3RD MEETING. SECONDED BY COMMISSIONER BOGART. Motion passed unanimously. 3. Consideration of adding items to the agenda. There were no items added to the agenda. 4. Citizens comments. There were no items added to the agenda. 5. Public Hearing - Consideration of an amendment to the zoning map which would change the zoning district designation of Part of Lot 4/ Block I, Lauring Hillside Terrace Addition, from R-3 (multi-family residential> to PZM (performance zone mixed), Applicant. Vaughn Veit. . Jeff O'Neill, Assistant Administrator, reported that most of the Planning Commission and City Council members are familiar with recent land use decisions relating to the development of the Hillside Mall. The action requested by the applicant stems from previous decisions relating to this property. Specifically, on February 28, 1994, the applicant failed to obtain sufficient votes necessary to get the zoning approval needed which would allow expansion of the PZM site and subsequent construction of additional parking necessary to accommodate the expansion of a restaurant within the Page 1 . . . Planning Commission Minutes - 11/8/95 mall. However, the developer was able to obtain an amendment to the conditional use permit which allowed the expansion of the restaurant in the mall subject to a number of stipulations and conditions. One of the conditions required that 9,100 sq ft of the space available for occupancy within the mall be left vacant for the purpose of maintaining a parking demand that matches the existing capacity of the parking lot. This option was selected by the City Council at the request of the Hillside Partnership. The attorney representing the Hillside Partnership suggested leaving 9,100 sq ft. of retail space vacant, the site as it now exits could accommodate the restaurant use along with existing uses on the site. He also noted that this alternative would allow the restaurant facility to be established, which would result in a better understanding of parking demand and patterns. This practical information regarding parking demand would be useful when addressing full utilization of the structure at some point in the future. The developer now wishes to bring the item forward again and to resolve the parking so the entire building can be used. 6. p-qblic Hearing -- Consideration of an amendment to a conditional use permit which would allow full use of the Hillside Partnership mall. Applicant, Hillside Partnership. Jeff O'Neill, Assistant Administrator, reported that as noted in the first request, Hillside Partnership requests an amendment to their conditional use permit which would allow utilization of 9,100 sq ft of available retail space which had previously been withheld from use due to noncompliance with city parking requirements. Under this site plan as proposed, the additional parking spaces needed to meet code would be located in the rear of the structure. The parking area would be constructed at such time that it is demonstrated that the need for the parking spaces exists as noted in the attache outline of the conditions associated with the permit. 7. Consideration of a request to subdivide a portion of Lot 4, Block 1, Lauring Hillside Terrace, which would be combined with the Hillside mall property. A,pplicant, Vau"hn V eit. Jeff O'Neill, Assistant Administrator, reported that if the Planning Commission and City Council approve the concept of allowing the lower portion of Lot 4, Block 1, Lauring Hillside Terrace, to be used for parking in conjunction with the Hillside mall, then it should support the proposed subdivision. If, on the other hand, the rezoning and conditional use permit request are not approved, then this agenda item need not be considered. Chairman Frie opened the public hearing on all three items. John Greece, attorney for Hillside Partnership, along with Darryl Anderson and Don Rachel, partners in Hillside Partnership attended the public Page 2 Planning Commission Minutes - 11/8/95 hearing. . John Greece stated that the council in the past did vote 3 to 1 in favor of the request but a 4/5 vote was needed for approval. It has been a year and half since that meeting and there is plenty of parking space available. The issue was caused because the restaurant required more space than the retail businesses. The restaurant has a different timing than the other stores and the mcijority of the crowd is also there at different times than the retail stores. Lot 4 would allow for a variation in parking spaces. It would not be offensive to the comprehensive plan because it could not be used for residential development. Greece questioned that if Lot 4 could be combined with the mall then the parking portion could be a long term lease, with the thought that if the restaurant does leave the parking would not be needed. Jeff O'Neill explained that this is the connection we are trying to make because when lots are not combined there is a possibility of lots being sold and the mall site left without enough parking. . Steve Grittman, City Planner, added that the City would prefer to see the parking area subdivided instead of leasing because of the possibility of the parking area being sold. In the future if it ever came to a situation that this land was not used it could be subdivided back but a free floating piece of land could be lost track of. Chairman Frie demonstrated an idea on the overhead. He explained that by completing Palm Street, which is now a dead end, the traffic flow would improve. This would also help the residential development on Palm Street. The questions would be if the cost to the developer and the City would be worth the completion of Palm Street. Jeff O'Neill stated that a similar idea was proposed by Vaughn Veit, the owner of the mall, but because of the mcijor sanitary sewer and water lines in this area the project was too costly. Chairman Frie's concept would be less costly but still an added expense. The railroad crossing would be another area that would have to be negotiated with Burlington Northern and this can also be a very time consuming project. . John Greece stated that money is not made on parking and he felt the railroad would fight the crossing. He could see benefits for the residential lots but could not see the benefits for the mall to pursue the completion of Palm Street. Greece stated that the timing of the parking construction could be arbitrated by the Planning Commission if city staff and the developer disagree as to the timing of the expansion. Page 3 Planning Commission Minutes - 11/8/95 Chairman Frie questioned the room along the building for the exit lane. . Gary Anderson, Building Official, said there was adequate room for two cars to meet if necessary. Chairman Frie closed the public hearing. Chairman Carlson stated that he drove through the lot and there were about 25 cars in the front and 8 in the back. The Commissioners discussed and agreed that during the day there is more parking in the front but the back lot is used more at night. The parking seems to be adequate considering the variety of uses in the mall. . ROD DRAGSTEN MADE A MOTION TO APPROVE AN AMENDMENT TO THE ZONING MAP WHICH WOULD CHANGE THE ZONING DISTRICT DESIGNATION OF A PORTION OF LOT 4, BLOCK 1, LAURING HILLSIDE TERRACE ADDITION, FROM R-3 TO PZM BASED ON THE FINDINGS THAT THE REZONING IS CONSISTENT WITH THE COMPREHENSIVE PLAN AND THE PROPOSED AMENDMENT PLACING PZM/PARKING BEHIND THE R-3 USES WILL NOT RESULT IN A NEGATIVE IMPACT ON THE R-3 USES. SECONDED BY DICK MARTIE. Motion passed unanimously. JON BOGART MADE A MOTION TO APPROVE THE CONDITIONAL USE PERMIT WHICH WOULD ALLOW FULL USE OF THE HILLSIDE PARTNERSHIP MALL SUBJECT TO THE FOLLOWING CONDITIONS: 1. THE DEVELOPER SHALL PROVIDE PARKING, GRADING, AND DRAINAGE PLANS SUPPORTING DEVELOPMENT OF AN ADDITIONAL 56 STALLS. PRIOR TO THE CITY GRANTING AN OCCUPANCY PERMIT TO ANY OF THE RETAIL AREA PREVIOUSLY OFF-LIMITS, THE DEVELOPER SHALL OBTAIN WRITTEN APPROVAL OF THE PARKING, GRADING, AND DRAINAGE PLANS FROM THE CITY ENGINEER. 2. THE DEVELOPER SHALL NOT BE REQUIRED TO INSTALL THE PARKING AREA PRIOR TO OCCUPANCY OF THE NEW RETAIL AREA; HOWEVER, A FINANCIAL GUARANTEE AND ASSOCIATED AGREEMENT SHALL BE ESTABLISHED THAT WOULD ALLOW THE PARKING LOT AND ASSOCIATED REQUIRED LANDSCAPING TO BE INSTALLED AT THE DISCRETION OF THE CITY AT THE FULL COST OF THE DEVELOPER. A LETTER OF CREDIT THAT IS AUTOMATICALLY RENEWED EACH YEAR WILL BE REQUIRED. . Page 4 ." . . Planning Commission Minutes - 11/8/95 3. THE PORTION OF LOT 4, BLOCK 1, LAURING HILLSIDE TERRACE, NEEDED FOR PARKING SHALL BE SPLIT AWAY FROM LOT 4, BLOCK 1, AND ADDED TO THE HILLSIDE MALL PROPERTY. 4. PRIOR TO THE CITY GRANTING OCCUPANCY OF THE UNUSED RETAIL AREA, THE DEVELOPER SHALL PROVIDE A LANDSCAPING AND SCREENING PLAN THAT MEETS THE REQUIREMENTS OF THE CITY AS APPROVED BY CITY STAFF. 5. ALL OTHER CONDITIONS AS NOTED BY ORDINANCE AND INCLUDED IN PREVIOUS CONDITIONAL USE PERMITS ISSUED. 6. PARKING ALONG THE FRONT OF THE BUILDING SHALL BE LIMITED TO 15-MINUTE PARKING ONLY AND SIGNED ACCORDINGLY. 7. ADDITIONAL LIGHTING SHALL BE PROVIDED IN THE REAR OF THE FACILITY TO IMPROVE SECURITY. SECONDED BY RICHARD CARLSON. Motion passed unanimously. RICHARD MARTIE MADE A MOTION TO APPROVE THE REQUEST TO SUBDIVIDE A PORTION OF LOT 4, BLOCK 1, LAURING HILLSIDE TERRACE. SECONDED BY COMMISSIONER BOGART. Motion passed unanimously. 8. Public Hearing --Consideration of a request for a variance to the maximum pylon si~ size (50 sQ ft) requirement. Location is Lot 1, Block 1, Oakwood Industrial Park. Applicant. Monticello Recreation Inc. The applicant, Monticello Recreation Inc./Pam Dane requested this item be tabled. 9. Discuss draft of comprehensive plan development framework. Steve Grittman, City Planner, gave an update on the progress of the comprehensive plan. He went through the entire framework of the plan and asked if the Commissioner's wanted to discuss it tonight or at the next meeting? The Commissioners agreed that a special meeting would be better so they could all read it in more detail and be ready with comments but because of the Downtown Redevelopment meeting the next week and Thanksgiving the following the next comprehensive meeting would be at the next regular Planning Commission meeting. Page 5 . . . Planning Commission Minutes - 11/8/95 The Planning Commission did direct staff to give an update to the City Council that because of the busy schedule that the workshops for discussion with the council will be scheduled in January. 10. Review planning and zoning application materials. Jeff O'Neill, Assistant Administrator, explained that Chairman Frie had inquired about the information available at City Hall for residents requesting a public hearing application that is the reason the Commissioners were sent the samples in their agenda packets. This is a process that is continually being updated and improved. Chairman Frie commented that City Staff was up to speed on the handouts. 11. Review downtown redevelopment activities. Downtown redevelopment meeting with downtown redevelopment specialist - November 16, 1995. 7 p.m. Hir::}l School Arena Entrance. Jeff O'Neill, Assistant Administrator, informed the Commissioners that a presentation on riverfront and downtown redevelopment would be presented by Theresa Washburn. Theresa Washburn was a speaker at the Minnesota State Planning Conference and was hired by the HRA to give her strategies and specific approaches on the revitalization of downtown. 12. Adjournment. DICK MARTIE MADE A MOTION TO ADJOURN THE MEETING. SECONDED BY JON BOGART. Motion passed unanimously. Resepectfully submitted, jjClJl1,oh K~ Wanda Kraemer Development Services Technician Page 6