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Planning Commission Minutes 06-14-1988 . . . REGULAR MEETING MONTICELLO PLANNING COMMISSION Tuesday, June 14, 1988 - 7:30 p.m. Members Present: Richard Carlson, Richard Martie, Cindy Lemm, Dan McConnon. Members Absent: Joyce Dowling. staff Present: Gary Anderson, Jeff O'Neill, Rick Wolfsteller. 1. The meeting was called to order by Chairman Richard carlson, at 7:33 p.m. 2. Motion by Cindy Lemm, seconded by Dan McConnon to approve the minutes of the regular meeting held May 10, 1988. The motion carried unanimously, with Joyce Dowling absent. 3. Planning Commission Applicant Interviews. Chairman Richard Carlson opened the planning Commission applicant interviews with a format that the Planning commission would interview each individual as listed on their attached agenda sheet. Mr. Carlson indicated he would like to have the applicants come up before the microphone and give a brief description of themselves and why they would like to be a planning Commission member. The interviews were started with: l)Don Biske. Mr. Biske indicated he presently a Silver Creek Township planning Commission Member, currently has the time, going to put in the effort of a good sound planning for development of Monticello now and into the future. 2)Candy Thilquist. Ms. Thilquist indicated she is an 18 year resident of the City of Monticello, living out in the Balboul Estates Addition and Hedman Lane, she has been before the planning Commission before (two previous times) as a planning Commission Applicant. 3)Chris Michael Bonnell. Not present. zoning Administrator Anderson indicated that he had received no comment from Mr. Bonnel other than he wanted his application to be presented to the planning Commission members for the planning Commission position. 4)Mori Malone. Ms. Malone indicated she is an 8 year resident of the City of Monticello, is employed in the nursing profession, and she is concerned about the quality of life here in the City of Monticello. Taking into the consideration all the concerns of the citizens within this community in dealing with the requests that come before the Planning Commission. 5)Mr. Ray Dineous. Not present. Zoning Administrator Gary Anderson indicated to planning Commission members that Mr. Dineous due to a prior work commitment would be out of town and that he would like to appear before the City council at their June 27th meeting. He would still like to have his name considered as a possible Planning Commission member. 1 . . . Regular Planning Commission Meeting 6/14/88 6)Mr. Brian Pankze. Not present. Mr. Pankze due to his work commitment at Simonson Lumber could probably not have made it for the meeting. We did not hear anything from Mr. Pankze other than he would like to have his name be considered for a planning Commission member appointment. 7)Susie Townsend. Ms. Townsend currently a hairstylist/owner operater of the Supreme Hairstying Salon and partner in the Monti Motors business, a resident on West Broadway, she expressed her concerns on getting the imput from the citizens, as she felt the citizens input in future developments and future growth of the city is very important. Motion by Don McConnon, seconded by Richard Martie to make no decision on a Planning Commission member applicant at the Monticello Planning Commission meeting. That the Planning Commission members submit the attached applicant tab sheet to the City offices by 12:00 noon, June 17, 1988. Motion carried unanimously, with Joyce Dowling absent. 4. A tabled conditional use request to allow construction of more than one apartment building on an unplatted lot, a tabled conditional use request to allow the construction of two apartment buildings in access of the maximum number of units allowed, a tabled conditional use request to allow construction of five apartment buildings in two phases. Applicant David Hornig. Mr. Jeff O'Neill indicated to the Planning Commission members the information in their agenda packet on the percentage of multiple family units to the single family units we have in the city. With Mr. Hornig's project, and the Metcalf & Larson downtown elderly project, the City would be just over the 45 percent ratio of multiple family units to single family units as per our comprehensive plan. Mr. Richard Carlson explained his conversations with Mayor Arve Grimsmo and with Mr. Joel FOlson, from the Farmers Home Adiminstration St. Cloud Office. Mr. Folson indicated the family subsidized project would have a possible late summer, early fall start and the Metcalf & Larson elderly project would have a possible late fall or early spring start. Mr. Folson's new study showed that there is a stronger demand for subsidized family housing than there is for elderly subsidized housing then what the previous surveys had indicated the opposite. Dan McConnon questioned when the Metcalf & Larson project was approved, Zoning Administrator Gary Anderson indicated to Mr. McConnon that the project was approved back in February 1988. Mr. McConnon also questioned if the elderly project would go if Mr. Hornig's request was approved this evening. Anderson indicated to Mr. McConnon that in all likelyhood Mr. Hornig's project if approved tonight would have first priority with the elderly project of Metcalf & Larson's having second priority and more than likely would be constructed if funding was approved after the Hornig project was started. Mr. Hornig had no further information to add to the subject. 2 . . . Regular planning commission Meeting 6/14/88 With no additional information from the public or from the Planning commission members, a motion by Dan McConnon, seconded by cindy Lemm to approve the conditional use request to allow construction of more than one apartment building on an unplatted lot, to approve the conditional use request to allow construction of two apartment buildings in excess of the maximum number of units allowed, to approve the conditional use request to allow construction of five apartment buidings in two phases. The above were approved with the following additions: 1) the developer dedicate to the city the proposed neccessary easement for the proposed Seventh Street public right-of-way, on or before building permit application. 2) that an approved landscaping plan be submitted prior to building permit application. Motion carried unanimously with Joyce Dowling absent. Mr. McConnon asked for the clarification of the percentage of multiple family unit to single family unit. Mr. Jeff O'Neill indicated in his conversations with the City's Consulting planner, Mr. John Uban, that the lower percentage was sent up as kind of a guideline with the compresensive plan as it was established in 1978. It is a percentage that is looked at as a suggested mixture of housing stock within the city, whether it be a single family home, to duplexes, to apartment buildings, or even mobile homes that you would have a mixture of these within the community. Mr. O'Neill indicated that he would check with the consulting planner again to see what options are available for the city on this 45 percent figure which we have reached on the amount of mulitple family units to the single family units. 5. Public Hearing - A variance request to allow construction of a house addition within the front yard set-back requirment. Applicant, Patricia Jensen. The applicant withdrew her request. 6. Public Hearing - A preliminary plat request for a mobile home park expansion. Applicant, Don Heikes. Mr. Jeff O'Neill explained the background of Mr. Heikes request to develop the back part of the land which he owns adjacent to the Mississippi River for the creation of four additional mobile home lots. The proposed preliminary plat of this mobile home park expansion does meet all the minimum requirements of the Monticello city ordinances in regards to mobile home park development with the exception of a curbing requirement. The phase one of the mobile home project was allowed to develop without the use of a hard surface curbing requirement within it. Mr. O'Neill asked the planning commission members to consider seperately the variance request to be allowed to have no curbing on the outside perimeter of his driveways within the second phase of this development. Chairman Richard Carlson then opened up the imput from the public. Mr. Don Biske questioned where the retaining wall would be going and what would be the fencing that would be going on it and to when the fencing would be installed. Mr. Biske had indicated that the people where utilizing as a through street going through the cemetery and exiting out through the trailer park or coming through the trailer park and existing 3 . Regular planning Commission Meeting 6/14/88 out through the cemetery. Mr. Heikes indicated the location that is proposed fence, the type of construction of his fencing and he hoped to get it up as soon as possible by this late summer. Mr. Biske indicated he takes care of seven cemetery lots which are immediatly adjacent to the proposed roadway plan by Mr. Heikes. Ms. Mary Bray, River Terrece Trailer park, resident had the following concerns: 1) too much traffic in the area already and with the addition of four mobile homes will increase the traffic in this area. 2) that with more people means that it could mean possibility of more children and that these children should be controlled by parents of which they are not being done right now. 3) to retain the use, any development near the cemetery that the development be kept at a minimum to conserve the sacred use that the cemetery has within it. She asked that there be some consideration for the barriers for children within this development. That there be in the area Mr. Heikes is proposing to develop in the rear for adults only. Mr. Heikes, the developer, indicated that the mobile homes would all be the double wide, screened and fenced on the south, and a portion of the east side of the proposed development. That he has taken out ten loads of debris from the area down below from where he is proposing to develope. . Mr. Dan McConnon questioned the location of the fence. Mr. Heikes indicating the fence would be located on the entire south portion of the property and on a portion of the east property up to were the embankment drops off. Mr. O'Neill indicated to the planning Commission members the actual height of the fence would exceed six feet in height relationship to the ground level. Mr. Don Biske questioned who is responsible for the maintenance of the fence should some graffetti be put on the cemetery side of the fence. Zoning Administrator indicated to Mr. Biske, that as part of the developers agreement, the owner/developer of this project would be responsible for the paint, stain, seal of the fence on both side of it. Mrs. Claudia ForSberg, an adjacent West River Street property owner indicated the increased amount of traffic already and with the increase of the traffic from the proposed additional development. The amount of children already within this development and the adjoining development of the River Terrace Trailer park, and the disturbing of the quietness of the cemetery. Ms. Susie Townsend reinterated the traffic as being a major problem with the area already being congested with the abnormal amount of traffic in this area. . Don Heikes indicated that there are only eight children within his park right now and of those eight children, two have graduated and will be leaving home this fall in one of his mobile homes. 4 . Regular Planning Commission Meeting 6/14/88 Ms. Mori Malone questioned if the public was notified of this proposed request. Zoning Administrator, Anderson indicated that the public was served within a 350 feet radius of this property through the public hearing notice process. Chairman Richard Carlson questioned if this was a private cemetery for the use of the public. Mr. Biske reinterated that yes it is a private cemetery, but it is for the use of the public. Mr. Don McConnon questioned if the traffic problem, which some of the effected public has noted this evening could be considered with part of the city wide survey that is to be sent out later this summer. Mr. O'Neill countered that yes, it could be considered as part of the survey within the survey document itself. Mr. Don Heikes did talk to the cemetery caretaker and he had talked it over with the members of the cemetery board and they had no problem with this proposed development of the back area near the cemetery. . Mr. Jeff O'Neill indicated that Mr. Heikes development as far as density requirment, Mr. Heikes more than exceeds the minimum lot size which is required for a mobile home development, 4,000 square feet, and the smallest lot he is proposing is approximately 7,120 square feet ranging up to the other three in excess of 10,000 square feet land area. Zoning Administrator indicated that as one final note that this is under single ownership and that at no time can each of the individuals that reside within this mobile park obtain some type of ownership, as there is a shared driveway system which serves it and hard to establish ownership for the use of the road system by separate individuals. Whether it be under private ownership, the developer is responsible for the activity which occurs within this development. Mr. Don Biske in one final note, he indicated that he himself had no problem with the proposed development, in looking at the area proposed, in the past has been left as an eye sore property with it being used as a dump site. With it being cleaned up and being screened, it should have very little effect of the uses of the cemetery itself. Chairman Richard Carlson closed the public hearing portion of it. Mr. Richard Martie questioned the drainage within the plat. . Zoning Adinistrator Anderson indicated that the drainage would be taken care of through a ditching system to get down the intersection of the entrance of this development from the public right-of-way, West River Street, then a calvert was installed to take the water from this area, run it on sight through a ditch system into the Otter Creek. Richard Carlson questioned why the staff felt that there was no original curbing needed with this development in the first phase. 5 . . . Regular Planning commission Meeting 6/14/88 Zoning Administrator, Anderson indicated that this being private property, with the nature of the use of it, and with the narrowness of the roadway at the maximum development, 24 feet, with the proposed collection of any water run-off which may occur into a ponding area, we felt that the curbing was not warranted at that time. The site adaquately drains itself with the overflow or an outlet actually created for the ponding of the water should it occur into the ponding area. There would be a developers agreement with the developer on or before proposed approval of the final platt that is proposed. With no further input by the public, on a motion by Richard Martie, seconded by Cindy Lemm to approve the Preliminary Plat request for a mobile home park expension. Motion carried unanimously with Joyce Dowling absent. As a final note with the Planning Commission, approval of the preliminary plat it is the approval of the actual developed portion of the mobile home park as it will be interfaced on a new set of drawings with the proposed expansion of the existing mobile home park shown on the same preliminary plat. Chairman Richard Carlson entertain for a motion on the drainage request to allow no curbing. With no motion made by the members of the committee the motion died for a lack of motion. The developer has two options, he can install the curbing as required by mobile home park subdivision ordinance, or the developer can appeal the decision of the Planning Commission of the variance request denial to the Monticello City Council. 7. Tabled Preliminary Plat request, a tabled proposed expansion the a mobile home park, a tabled consideration of amendments to the Monticello Zoning Map. Applicant, Kent Kjellberg. No action as was not ready. 8. Public Hearing - Variance request to allow construction of a garage addition within the side yard set-back requirment. Applicant, Rick Wolfsteller. Zoning Administrator, Anderson indicated Mr. Wolfsteller's request to the Planning Commission members. Mr. Wolfsteller is proposing to be allowed to construct an addition of an angled garage addition onto his existing garage with the southwest portion of the proposed garage addition to be within 6 feet of his side property line or the adjoining property of Mr. & Mrs. Gordon Yager's rear property line. Anderson indicated the proposed variance request with the southwesterly portion of the garage would come up very near the 6 feet drainage and utility easement on the side of Mr. Wolfsteller's lot. The adjoining property owners Mr. & Mrs. Yager were notified by Mr. Wolfsteller personally and they did not get back to him whether they were for or against his proposed garage addition. Mr. Jeff O'Neill indicated to Planning Commission members the difficultness of Mr. Wolfsteller's request in that he is the City Administrator for the City of Monticello and my be construde as showing favoratism in granting a variance on Mr. Wolfsteller's request. However, 6 . . . Regular Planning commission Meeting 6/14/88 Mr. Wolfsteller is a tax payer and a city resident in the city of Monticello and does have the rights to apply for a varience and ask for it to be approved or denied by the Monticello City oouncil on his variance request. Mr. Jeff O'Neill indicated to the Planning Commission members that they could consider amending the ordinance to allow a lesser set-back on the garage side in certain areas of the city. Richard carlson, planning Commission Chairman felt vary uncomfortable with the lessening of the minimum 10 feet side yard set-back. Set-back does allow for possible movement of a vehicle to get back to the rear of his property when you get down to less than 5 feet is vary limited to any type of use. Mr. Don Biske questioned Mr. Wolfsteller if he could take four feet off of his proposed garage addition to be within the conforments of the 10 feet side yard set-back. Zoning Administrator Anderson indicated to Mr. Biske that if he took four feet off the back means you would have to take four feet off the front and that would lessen the width of the garage from a two car garage down to a one car garage and would not be a feasable addition as porposed. No further input from the public or from the planning commission members. Motion by Cindy Lemm, seconded by Dan McConnon to approve the variance request to allow construction of a garage addition within the side yard set-back requirement. Motion carried unanimously, with Joyce Dowling absent. 9. Request for consideration of simple subdivision. Request of a portion of one residential lot to be adjoined to another residential lot. Applicants were Leroy Robideau and Daryl Fischbach. zoning Administrator Anderson indicated to the planning Commission members this proposed simple subdivision request of residential lots does not require a public hearing and apoligize for it comming to them in the nature that it did as it was not sent out in their agenda supplement. Mr. Robideau is proposing to sell off the additional lots which he purchased over a year ago to Mr. Fischbach. However, with the description of the additional lot with the other lot, it does contain the 20 feet of an alley. Mr. Robideau is proposing to have the easterly 20 feet of an alley go with his parcel were his residence is. With the transfer of this additional 20 feet of alley, Mr. Robideau's garage now becomes into conformence of Monticello City ordinance set-back requirement in and also his existing lot of record 53 feet of lot width now would come in. The minimum that was required when the lots were platted 66 feet of lot width but would be within the minimum lot width, which is required by city ordinance now of 80 feet. With no input from the public or from the Planning Commission members, motion by Richard Martie, seconded by Cindy Lemm to approve a simple subdivision request to subdivide a portion of an existing lot onto an adjoining residential lot. Motion carried unanimously, with Joyce Dowling absent. 7 . . . Regular Planning Commission Meeting 6/14/88 ADDITIONAL INFORMATION ITEMS 1. Discuss the possibility of a meeting between the Monticello Planning Commission members, Monticello City Council members, Monticello Industrial Development Committee members, and the Monticello Housing and Redevelopment Authority members. Mr. Jeff O'Neill explained the intent of the meeting of the joint boards within the City of Monticello is to open up for discussion any items which would be of importance of any other groups with their dealings with applicants, city residents, developers, or whatever the case may be. Tentative date was set for the 28th of June, beginning in the evening. With a conflict of Planning Commission member, Dan McConnon, and also a conflict with Zoning Administrator, Gary Anderson, a suggestion was of the Planning Commission members present, Richard Carlson, Richard Martie, Cindy Lemm, and Dan McConnon, to set a tentative meeting date of June 30, 1988 beginning about 6:30 p.m. at the Monticello Fire Station Meeting Room. 2. Conditional use request of construction of more than one apartment building on an uplatted lot, a conditional use request to allow construction of two apartment buildings in excess of the maximum numbers of units allowed, a conditional use request to allow construction of five apartment buildings in two phases. Applicant, David Hornig. No action needed as it did not come before council. 3. Variance request to allow construction of attached garage within the front yard set-back requirement. Applicant, Todd Theisen. Council action. Approve the variance request with conditions. Conditions being that it would be architectually and asthetically appealing with the charactoristic of the neighboring house structures. 4. Preliminary Plat request - A proposed expansion of the east Kjellberg Mobile Home park, and consideration of amendments to the City of Monticello Zoning Map. Applicant, Kent Kjellberg. Council action. No action needed as request did not come before council. 5. Set the next tentative date for the Monticello Planning Commission Meeting for July 12, 1988, 7:30 p.m. Consensis of the four Monticello Planning Commission members present, Richard Carlson, Richard Martie, Cindy Lemm, and Dan McConnon, was that date was agreeable each member. 6. Motion by Richard Martie, seconded by Dan McConnon to ajourn meeting. Meeting ajourned at 9:48 p.m. Respectfully submitted, ~~ Gary Anderson, Zoning Administrator 8