Planning Commission Minutes 05-02-1989
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MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, May 2, 1989 - 7:30 p.m.
Members Present:
Richard Carlson, Cindy Lemm, Richard Martie, Mori Malone,
and Dan MCConnon
Members Absent:
None
Staff Present:
Gary Anderson, Jeff O'Neill
1.
The meeting was called to order by Acting Chairperson, Cindy Lemm, at
7:33 p.m.
2.
Motion by Richard Martie, seconded by Mori Malone, to approve the minutes
of the regular meeting held April 4, 1989. Motion carried unanimously
with Richard Carlson absent.
3.
Motion by Dan MCConnon, seconded by Richard Martie, to approve the
minutes off the special meeting held April 20, 1989. Motion carried with
Richard Carlson absent and cindy Lemm abstaining.
4.
Public Hearing - A preliminary plat request for a proposed new
residential subdivision plat. Applicant, West Prairie Partners.
Jeff O'Neill, Assistant Administrator, explained to Planning Commission
members the background on the preliminary plat request for a proposed new
residential subdivision plat. Each lot in this seven-lot proposed
residential subdivision does meet the minimum lot size requirement, the
12,000 minimum square foot requirement, and minimum lot width. The
proposed subdivision is consistent with the zoning that exists, R-2
(single and two family residential) zoning. All the items under the
preliminary plat review have been addressed in their entirety and have
been found to be in conformance.
Acting Chairperson, Cindy Lemm, then opened the meeting for input from
the public. Mr. Jim Metcalf, partner in West Prairie partners, explained
to planning Commission members that the City's consulting engineering
firm, Orr-Schelen-Mayeron & Associates, will be doing all the design
layout for the underground utilities and that the owners, West prairie
partners, will be contracting to have the services installed privately
under the supervision of OSM.
with no further input from the public, Acting Chairperson, Cindy Lemm,
then turned the meeting over for input from the planning Commission
members. Questions raised from the Planning Commission members were
concerns of the dollar amount that would be allocated for park
dedication. Mr. O'Neill indicated the amount of money for park
dedication is 10 percent of the raw land cost prior to development.
Another question raised was where do the funds go for the park
dedication. Mr. O'Neill indicated the funds for the park dedication go
into a separate park development fund which is used to purchase and
develop other neighborhood parks in the city of Monticello.
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With no further input from the Planning Commission members, a motion was
made by Mori Malone, seconded by Dan McConnon, to approve the preliminary
plat for the proposed new residential subdivision plat. Motion carried
unanimously with Richard carlson absent.
5.
Public Hearing - A rezoning request to rezone residential unplatted
property from R-3 (medium density residential) to PZM (performance zone
mixed). Applicant, J & K properties.
Mr. Jeff O'Neill, Assistant Administrator, explained to Planning
Commission members and the public the proposed rezoning request as
submitted by the applicant, J & K properties. The proposed rezoning to
PZM (performance zone mixed) will allow a flexible use of the property,
which can be limited commercial type uses and also multi-family
residential uses. Mr. O'Neill addressed the five factors that are to be
considered when addressing a rezoning request. They are as follows:
1. The relationship to the municipal Comprehensive Plan.
2. The geographic area involved.
3. Whether such use will tend to actually depreciate the area in
which it is proposed.
4. The character of the surrounding area.
5. The demonstrated need for such use.
Acting Chairperson, Cindy Lemm, then opened the meeting for any input
from the public. Mr. Ken Maus, partner in J & K properties, explained to
Planning Commission members that with the unique configuration of the
land and its location between R-3 (medium density residential) and B-4
(regional business) zoning, the proposed zoning seems to be compatible
with the zoning uses around it. Some possible uses for the area adjacent
to Cedar Street would be uses currently allowed under B-2 (limited
business) zoning, and the rear portion of this unplatted tract of land
could be used for R-3 (medium density) zoning. Mr. Maus also indicated
that J & K properties has no future plans for the property at this time.
Mr. Russell Olson, a resident near the proposed rezoning, questioned if
anything would be happening to address some drainage problems which still
occur with the area to the rear of his lot from the interceptor sewer
line which was put in last year. Mr. Olson indicated he is experiencing
water ponding problems in the early spring prior to the frost going off
the ground, with water ponding in the rear of his lots adjacent to the
railroad tracks.
With no further input from the public, Acting Chairperson, Cindy Lemm,
then closed the public hearing and asked for comments from the Planning
Commission members. Questions were raised by the Planning commission
members as to whether there was an agreement to purchase the property on
behalf of the J & K properties. Mr. Ken Maus answered that they do have
a contract to purchase the property with options contingent upon the
rezoning occurring on the property. One of the planning Commission
members lives within the area and the blight that exists with this
property, and she felt it would be very beneficial with the new proposed
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purchasers of the property cleaning up the entire property and making it
a little more presentable to the public. Questions were also raised of
the possible extension of Palm Street. It could be possible that to
develop the rear portion of this, the extension of Palm Street may be a
possibility at that time.
With no further input from the Planning Commission members, a motion was
made by Dan McConnon, seconded by Richard Martie, to approve the proposed
rezoning of the subject parcel from R-3 to PZM zoning. Motion to approve
is based on the finding that the proposal is 1) consistent with the
Comprehensive Plan; 2) compatible with the geographic area and the
character of adjoining lands; 3) the rezoning will not tend to depreciate
the area in which it is proposed; 4) the need for the proposed rezoning
has been sufficiently demonstrated. Motion carried unanimously with
Richard Carlson absent.
6.
Public Hearing - A variance request to allow 1) a parking lot to be
constructed within the 5-foot curb barrier to lot line requirement; and
2) to allow a driveway curb cut to be in excess of the 24-foot maximum
allowed. Applicant, J & K properties.
Gary Anderson, zoning Administrator, explained to planning Commission
members the background of J & K properties' variance request. The
applicants are proposing to construct a parking lot on an already platted
66' x 165' lot. Mr. Anderson indicated to Planning Commission members
the public hearing notice was filed incorrectly on agenda item #2,
regarding the driveway curb cut in excess of the 24-foot maximum. It
should have read the driveway aisle width less than the 24-foot minimum
allowed. The applicant is proposing to construct a parking lot up to
within 3-1/2 feet of the property line on the west side of the property;
and on the south and the east side of the property, the applicant is
proposing to construct the parking lot right up to the property line. In
the layout of the parking lot as designed with the minimum 20-foot
parking space length, the applicant is showing a 22-foot driving aisle
width, where the minimum allowed by ordinance is a 24-foot driving aisle
width. The property would be drained in a southerly direction throughout
the parking lot into a catch basin, which would dump into a short section
of proposed storm sewer to be constructed which would tie into the main
storm sewer line on Cedar street.
Acting Chairperson, Cindy Lemm, then opened the public hearing. With no
input from the public, Acting Chairperson, Cindy Lemm, then closed the
public hearing and asked for further input from the City staff or
planning Commission members. Mr. O'Neill questioned if shortening up the
parking space size to accommodate the minimum of 5-foot curb barrier to
lot line on the west side could be accomplished.
With no further input from the Planning Commission members, motion was
made by Dan McConnon, seconded by Mori Malone, to approve the variance
request to allow a parking lot to be constructed within the 5-foot curb
barrier to lot line requirement on the south and east side. Motion
carried unanimously with Richard Carlson abstaining.
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Motion by Dan McConnon, seconded by Richard Martie, to approve the
variance request to allow a 22-foot driving aisle width where the minimum
required is a 24-foot driving aisle width, and a 19-foot parking space
length where the minimum allowed is a 20-foot parking space length.
Motion carried unanimously with Richard Carlson abstaining. Reason for
granting the variance is that there is sufficient green area from the
property line to the concrete curb on the west side of Cedar Street and
sufficient green area from the property line to the south side of the
railroad tracks.
7. Public Hearing - A variance request to allow a parking lot expansion to
be constructed within the 5-foot curb barrier to lot line requirement.
Applicant, J & K properties.
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Gary Anderson, zoning Administrator, addressed the Planning Commission
members and the public the applicant's variance request to create
additional parking on their lot. The current parking lot when
established met and exceeded the minimum parking space requirements.
However, the owners of the Maus Food complex, Jim and Ken Maus, have
experienced a shortage at times of parking space within their parking
lot. The developers are proposing to be allowed to construct parking lot
right up to the property line on the east side of the property; and when
the rest of the lot is re-striped, they would like to boost the driving
aisle widths approximately 3-1/2 inches in width on each of the five
driving aisles which serve this parking lot. .
Acting Chairperson, Cindy Lemm, then opened the meeting for input from
the public. There being no input from the public, she then opened the
meeting for input from the City staff or the Planning Commission
members. Planning Commission member, Dan McConnon, suggested that the
City staff do further research to address the 9' x 20' parking space size
and the parking lot driving aisle width with other surrounding
communities and see where the City stands in relationship to these other
communities. With the smaller vehicles that are constructed today, maybe
our parking space and driving aisle widths are too large by today's
standards.
With no further input from the Planning Commission members or the City
staff, motion was made by Richard Martie, seconded by Dan McConnon, to
approve the variance request to allow a parking lot expansion to be
constructed within the 5-foot curb barrier to lot line requirement. The
motion carried unanimously. Reason for granting the variance is that
there is sufficient green area from the property line to the concrete
curb on the west side of Cedar Street.
8. Public Hearing - A variance request to allow an additional driveway curb
cut within 125 feet of street frontage. Applicant, First National Bank.
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Gary Anderson, Zoning Administrator, explained to planning Commission
members and the public the First National Bank's proposal to be allowed
an additional curb cut on the north side of their property immediately
west of their existing curb cut driveway entrance. The applicant would
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like to re-do their parking lot creating an additional driving aisle
width to allow for two aisles of stacking on the west side of their
property as we come up to the drive-up teller lanes. On the south side
of their property, the applicant is proposing to install 13 additional
parking stalls to accommodate off-street parking for the employees of the
bank. They are also proposing to construct four additional parking
spaces up near the northeast corner of their parking lot.
Acting Chairperson, Cindy Lemm, then opened the meeting for input from
the public. There was no input from the public other than the applicant,
Mr. Dale pogatchnik, President of First National Bank, indicating the
proposed variance request had been addressed quite thoroughly in the
explanation previously given by Mr. Anderson.
There being no further input from the public, Acting Chairperson, Cindy
Lemm, then closed the public hearing and opened the meeting for input
from the planning Commission members or City staff. Comments from the
Planning Commission members included that some of them have personally
experienced utilizing this facility for their banking, and at times it
can be congested with only one curb cut driveway entrance as it exists,
as it is almost located immediately south of the entrance of the Security
Financial driveway entrance. Questions were also raised about the two
driving aisle lanes that were to be created along the west side of the
property. Zoning Administrator Anderson explained to planning Commission
members that these two lanes are created more so for stacking room of
cars that are utilizing the drive-up facilities at the bank.
With no further input from the Planning Commission members or City staff,
motion was made by Mori Malone, seconded by Richard Martie, to approve
the variance request to allow an additional driveway curb cut within
125 feet of street frontage. Motion carried unanimously.
9.
Public Hearing - A conditional use request to allow expansion of an open
and outdoor storage as an accessory use in a B-4 (regional business)
zone. A conditional use request to allow an expansion of open and
outdoor sales as a principal and accessory use in a B-4 (regional
business) zone. Applicant, Fair's Garden Center.
Zoning Administrator, Gary Anderson, indicated to Planning Commission
members why there was no background submitted with the planning
Commission agenda. Assistant Administrator, Jeff O'Neill, had sent a
letter to Mr. Kevin Fair, owner of Fair's Garden Center, on the 23rd of
March, 1989, requesting that he submit a site plan for the entire area
encompassing the lots on which Fair's Garden Center now exists. Mr. Fair
did not submit a proposed site plan until approximately 11:30 on Friday,
April 28, for the City staff to review. With very little time to review
the site plan and the information as enclosed on the site plan not being
what he was directed to submit on the site plan as per the letter from
Mr. O'Neill on the 23rd of March, 1989, the site plan was sent to the
Planning Commission members with no background regarding the conditional
use request. At approximately 2:00 p.m., Tuesday, May 2, Mr. Fair did
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stop into the city Hall offices and ask to review with City staff members
the site plan which he had submitted to the City on April 28. Mr. Rick
Wolfsteller, City Administrator; Mr. John Simola, Public Works Director;
and Gary Anderson, zoning Administrator, met with Mr. Fair for
approximately 1-1/2 hours to go over the minimum requirements that would
be required of him for the conditional use requests to be submitted on a
completely revised site plan. planning Commission members felt very
uncomfortable with reviewing this conditional use request when no
information was submitted before them.
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Acting Chairperson, Cindy Lemm, then opened the meeting for input from
the public. Mr. Kevin Fair responded that he was under the understanding
that all he had to submit was the site plan showing where the buildings
sat on the property and that was it--that's all he was instructed to do.
And he has been busy with the seasonal business that he operates and has
not had the time to get it in on time to the City staff members for them
to review. Mr. Doug Pitt, adjoining property owner, questioned Planning
Commission members why they would not let zoning Administrator, Gary
Anderson, explain to the planning Commission members the applicant's
conditional use request which they had reviewed with Mr. Fair earlier in
the afternoon. This existing business has been expanded for over a year
now and to allow expansion to occur any longer without going through the
proper conditional use process seemed fruitless without addressing it at
this time rather than waiting to schedule a new public hearing, which
would be approximately one month away from tonight's meeting.
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With no further input from the public, Acting Chairperson, Cindy Lemm,
then closed the public hearing and opened the meeting for input from the
planning Commission members. The Planning Commission members were very
upset that the information wasn't submitted in detail; therefore, motion
was made by Richard Martie, seconded by Dan McConnon, to table the
conditional use request to allow expansion of an open and outdoor storage
as an accessory use in a B-4 (regional business) zone. And also to table
the conditional use request to allow an expansion of an open and outdoor
sales as a principal and accessory use in a B-4 (regional business)
zone. Motion carried unanimously.
ADDITIONAL INFORMATION ITEMS
1. consideration of a joint governmental units meeting.
The consensus of the planning Commission members that the June 5, 1989,
joint meeting would be an appropriate date for them.
Final plat for proposed new residential subdivision known as the
Evergreens.
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Mr. Jeff O'Neill explained to planning Commission members that a final
plat request according to the ordinance does not need Planning Commission
action prior to the City Council for their final approval. The Planning .
Commission members felt that even though the ordinance may stipulate that
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it doesn't need Planning Commission review prior to final review and
approval by the City Council, they would still like to see all final
plats come before them prior to the City Council reviewing them.
Mr. O'Neill indicated to Planning Commission members there had been no
changes from the preliminary plat and that the final plat is in order
except for the 30-day waiting period for the EIS (Environmental Impact
Statement) process to be reviewed.
2.
Consideration of amendments to Section 3-9[El4 and 3-9[El4(c) of the
zoning Ordinance pertaining to the regulation of pylon sign height, sign
area, and the number per business along Highway 25/1-94 corridor in the
city of Monticello. Applicant, City of Monticello. Council action:
Approved as per planning Commission recommendation.
3.
An appeal of a variance request to allow additional pylon sign height and
sign area. Applicant, Security Financial. Council action: Denied as
per planning Commission recommendation.
4.
Consideration of amendments to Section 3-2[Gl3(b) (ii) of the Zoning
Ordinance pertaining to regulations of commercial/industrial property
landscaping. Applicant, City of Monticello. Council action: Approved
as per planning Commission recommendation.
5.
Consideration of preparing amendment to the Monticello Zoning Ordinance
which would allow auto body shops as a conditional use within a business
zone. Applicant, City of Monticello/Monticello Auto Body. Council
action: Approved as per Planning Commission recommendation with an
additional condition. The addition which was increased was the
30 percent of the principal use of the building for outside fenced-in
storage, and that was increased to 50 percent of the principal use for
screened outside storage.
6. A conditional use request to allow Monticello Auto Body to operate an
auto body shop at Block 2, Lot 4, sandberg South Addition. Applicant,
Monticello Auto Body. Council action: Approved as per planning
Commission recommendation.
7. Consideration of a preliminary plat approval, proposed expansion of East
Kjellberg Mobile Home park, and consideration of amendments to the City
of Monticello zoning map. Applicant, Kent Kjellberg. Council action:
Approved as per Planning Commission recommendation.
8. Motion by Dan McConnon, seconded by Mori Malone, to set the next
tentative date for the Monticello Planning Commission meeting for June 6,
1989, 7:30 p.m.
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9.
Motion by Dan McConnon, seconded by Mori Malone, to adjourn the meeting.
The meeting adjourned at 9:44 p.m.
Respectfully submitted,
Ga-{~~
Zoning Administrator
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