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Planning Commission Minutes 03-06-1990 . . . MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, March 6, 1990 - 7:30 p.m. Members Present: Dan McConnon, Mori Malone, Richard Martie, Cindy Lemm, Richard Carlson Members Absent: None Staff Present: Gary Anderson, Jeff O'Neill, Ollie Koropchak 1. The meeting was called to order by Chairperson Dan McConnon at 7:33 p.m. 2. Motion was made by Cindy Lemm and seconded by Richard Martie to approve the minutes of the January 2, 1990, Planning Commission meeting. Motion carried unanimously with Dan McConnon abstaining. 3. Motion was made by Richard Carlson and seconded by Mori Malone to approve the minutes of the February 6, 1990, Planning Commission meeting. Motion carried unanimously with Cindy Lemm and Richard Martie abstaining. 4. Public Hearing - A variance request to allow no curbinq or hard surfacinq in certain areas of a drivinq area and loadinq/unloadinq area. Applicant, Martie's Farm Service. Gary Anderson, Zoning Administrator, explained to the members of the Planning Commission and also to members of the public that were present that the applicant, Martie's Farm Service, requested no concrete curbing and no hard surfacing in certain areas of the driving area and the loading/unloading area. Mr. Anderson explained the three separate areas where Mr. Martie was proposing to not install concrete curbing and hard surfacing. Mr. Anderson explained City staff's recommendation in regard to Mr. Martie's request that staff would like to see the areas be hard surfaced with curbing around its area perimeters. The rationale for the hard surfacing and concrete curbing in these areas is as follows: Area 1 will be the area for the semi-truck tractor trailer to utilize for maneuvering to back the trailer to the loading/unloading area. The areas highlighted in Area 2 would be the area located on the east side of the building where Mr. Martie was proposing four overhead garage doors. This area would be for the use of products which are brought into this portion of the building, and we felt that this area also would need the hard surfacing and the curbing. Area 3, which is on the west side of the building in the leanto area, will Page 1 . Planning Commission Minutes - 3/6/90 have products that Mr. Martie will be selling, areas, where they need to pick up the products stored there, also need hard surfacing with curbing perimeter. and those which are around its Mr. Martie also showed utilizing an existing driveway approach near the southwest corner of his property. Ci ty staff suggested that if this is going to be utilized for his own use, a gate be put across this driveway opening to limit the use of his personnel or the public that would come to patronize his business. Chairperson Dan McConnon opened the meeting for public input. There being no input from the public, Mr. McConnon then opened the meeting for any comments from the applicant, Mr. Russ Martie, who was present at the meeting. Mr. Martie commented that the three areas which he proposed for no hard surfacing or curbing would be very limited in use. Area 1 is utilized only for the movement of the semi-truck tractor. Area 2 is utilized only by his own personnel to bring his own products into that portion of the building. In Area 3, the product which is in storage under the leanto is a very insignificant part of his business. This product is basically for the convenience of having it for his customers. . Gary Anderson, Zoning Administrator, asked Chairperson Dan McConnon to read a letter he had received from an affected property owner. A letter was then read from NAWCO expressing their concern not to approve the variance requests. Mr. Jeff O'Neill, Assistant City Administrator, explained to Planning Commission members the procedure used in the variance appl ication process. He explained how the def ini tion of hardship had not been clearly demonstrated in Martie's Farm Service request. Ollie Koropchak, Economic Development Director, explained to Planning Commission members the intent when they approved the resolution at the regular meeting on January 2, 1990, for the Housing and Redevelopment Authority's modified redevelopment plan for Redevelopment Project l, modified tax increment financing plans for Tax Increment Financing Districts 1-1 through 1-8, and a tax increment financing plan for Tax Increment Financing District 1-9. The intent was that all the minimum requirements of the ordinance were to have been met when that resolution was approved. . Page 2 . . . Planning Commission Minutes - 3/6/90 Chairperson Dan McConnon opened the meeting for any input from the Planning Commission members. The Planning Commission members discussed whether curbing and hard surfacing should be installed in Mr. Martie's project with interpretation from Mr. Martie as to how his use of those areas compares to the use that the City staff indicates that Mr. Martie would be intending and how it relates to the minimum requirements of the ordinance. A motion was made by Cindy Lemm to deny the variance request to allow no curbing and hard surfacing in certain areas of a driving area and a loading/unloading area. Reason for denial is failure of the applicant to demonstrate the hardship that is created. Also, prior approval of the Monticello Planning Commission at its January 2, 1990, meeting for the use of tax increment financing for this project indicated that this project met the minimum requirements of the Comprehensive Plan and the Monticello City Zoning Ordinance. The motion died for lack of a second. A motion was made by Richard Carlson and seconded by Richard Martie to approve no concrete curbing and no hard surfacing of the areas outlined as Area 1, the semi-truck tractor maneuvering area on the east side of the loading/unloading area, and Area 2, the area of the four overhead garage doors, with the exception that a gate be installed on the entrance from the loading/unloading area on the north side of the property. Motion required the hard surfacing with concrete in Area 3 with the exception of a 12-foot area on the south side of this loading/unloading area with that 12-foot opening to be installed with a gate over its 12-foot width. Voting in favor: Richard Martie, Richard Carlson, Dan McConnon. Opposed: Mori Malone and Cindy Lemm. 5. Public Hearinq Consideration of application. Plant 20 Subdivision. Enqineerinq, Inc. a preliminary plat Applicant, Remmele Jeff O'Neill, Assistant Administrator, explained to Planning Commission members and members of the public Remmele's proposed industrial subdivision plat and replat of platted and unplatted land. The proposed new plat will consist of one large industrial lot with two outlots. The northeast outlot will consist of an aO-foot street right-of-way for proposed Fallon Street and the southeast outlot to be additional right- of-way for the proposed Fallon Street alignment. Page 3 . . . Planning Commission Minutes - 3/6/90 Remmele Engineering was represented at the meeting by their attorney, Mr. Larry Griffith, and his associate, and Mr. Mike Pudil and Mr. Red Heitkamp from Remmele Engineering. Mr. Griffith explained to Planning Commission members the progress that had taken place to present their preliminary plat before the Planning Commission and asked for consideration that the preliminary plat be approved and a recommendation be made to the City Council that they approve the preliminary plat as a final plat. Motion was made by Cindy Lemm and seconded by Richard Carlson to approve the preliminary plat application for the proposed new Remmele Plant 20 subdivision and to recommend to the City Council that they approve the final plat for this proposed subdivision plat. The motion carried unanimously. SEE PLANNING COMMISSION RESOLUTION 90-3. 6. Consideration of adoptinq a resolution findinq the Remmele Tax Increment Financing Plan to be consistent with the comprehensive plan for the city. Mr. Jeff O'Neill, Assistant Administrator, explained to Planning Commission members that the proposed tax increment financing plan would be consistent with the comprehensive plan for the City of Monticello. Mr. Mike Pudil explained to Planning Commission members the proposed site plan for the layout of their building on their newly replatted lot. Their initial plans consist of a 23,000 square foot manufacturing facility with three additional proposed expansions at some future date totaling up to 95,000 square feet of building area. With no further input from the public or from the Planning Commission members, a motion was made by Mori Malone and seconded by Richard Martie to adopt the resolution finding the Housing and Redevelopment Authority's Modified Redevelopment Plan for Redevelopment Project 1, Modified Tax Increment Financing Plan for Tax Increment Financing Districts 1-1 through 1~9, and Tax Increment Financing Plan for Tax Increment Financing Districts 1-10, all located within the Redevelopment Project 1, to be consistent with the comprehensive plan for the city. The motion carried unanimously. SEE PLANNING COMMISSION RESOLUTION 90-4. Page 4 . . . Planning Commission Minutes - 3/6/90 7 . A rezoninq request to rezone an R-l (sinqle family residential) lot to PZM (performance zone mixed) zone. A conditional use request to allow a car wash in a PZM zone. Applicant, West Side Market. Mr. Jeff 0' Neill, Assistant Administrator, summarized the request to the Planning Commission members and members of the public starting with the development history. Prior to its present use, it was a combination supper club/on-sale liquor establishment known as Charlie's West. The use of this previous establishment was an existing non-conforming use. The existing use for West Side Market was allowed, as it was less non-conforming than the non-conforming use that had previously existed. Also, they went through the conditional use process to allow the dispensing of motor fuels at this site. PZM District Summary The intended proposed PZM (performance zone mixed) use allows certain B-2 (limited business) uses and R-3 (medium density residential) uses within the same zone. The convenience store is an allowable use in the PZM zone. Mr. O'Neill moved on to the site plan review. The applicants are proposing to construct onto the north side of their building a deli addition with a seating capacity of 20-30 people. Part of the area located immediately east of that proposed addition would be used for the equipment area for the proposed car wash addition, and the other half would be utilized for the existing convenience store storage. On the north side of this proposed deli and equipment room storage area a four-bay self-service car wash addition would be constructed. The site plan as submitted does meet the minimum requirements of the off-street parking and off-street magazine or stacking area for automobiles in front of the proposed car wash addition. Zoninq Ordinance/Comprehensive Criteria. Plan Rezoninq Decision Review of the criteria required under the municipal comprehensive plan indicates that this proposed rezoning use would be relative to commercial policies 1, 5, 8, and 9 of our municipal comprehensive plan. Page 5 . Planning Commission Minutes - 3/6/90 Geoqraphy and Character of the Area Review given of whether such use will tend to depreciate the area and also whether there is a demonstrated need for such use of the rezoning in this particular area. Chairperson Dan McConnon opened the public hearing. Two separate members of the public presented petitions to the chairperson to be read indicating their desire not to approve the rezoning of this area for a proposed car wash addition. Other concerns brought up from the public were the following: A. Too much congestion in the area already, particularly during the start and close of the school day. Traffic on Sandy Lane is heavy at this time. B. Light from the convenience store shines onto adjoining properties. C. Once an area is rezoned, does it stop any additional areas from being rezoned? D. There are four places of business where one can wash a car in town. Why is there a need for an additional car wash? . E. The school is adjacent to the area in question and there are a number of small children in the area. Will they be affected by the increased business traffic? Chairperson Dan McConnon closed the public hearing and opened the meeting for input by the Planning Commission members. A question was raised by the Planning Commission members about what they did in 1987 in approving the use of a convenience store with the conditional use request for dispensing of motor fuels. They felt it was definitely an improvement for the area compared to the use that existed previously. The rezoning that currently exists was put in place for many reasons. The most apparent reason would be to discourage any other use of the property in the area except for the R-l zoning use. . Page 6 . . . Planning Commission Minutes - 3/6/90 A motion was made by Mori Malone and seconded by Richard Carlson to deny the rezoning request to rezone an R-I (single family residential) lot to PZM (performance zone mixed), based on the finding that they did not want to endorse this spot zoning request and the increase in traffic that would be generated by additional uses of this business. The motion carried unanimously. ADDITIONAL INFORMATION ITEMS: 1. Consideration of adopting a resolution of the Monticello Planning Commission finding the Housing Redevelopment Authori ty' s Modified Redevelopment Plan for Redevelopment Project 1, Modified Tax Increment Financing Plans for Tax Increment Financing Districts 1-1 through 1-8, and Tax Increment Financing Plans for Tax Increment Financing District 1-9, all located within Redevelopment Project 1, to be consistent with the Comprehensive Plan for the city. The City Council approved as per Planning Commission recommendation. Mr. Jeff O'Neill, Assistant Administrator, explained K-MART's proposed project to Planning Commission members. project is consistent with the City of Comprehensive Plan. The proposed Monticello's A motion was made by Cindy Lemm and seconded by Richard Martie to approve the resolution of the Monticello Planning Commission finding the City's proposed development program for Development District 1, the proposed Tax Increment Financing Plan for Tax Increment Financing District 1-1, located within Development District 1, to be consistent with the comprehensive plan of the city. The motion carried unanimously. 2. A motion was made by Richard Martie and seconded by Richard Carlson to approve the tentative date for the next Monticello Planning Commission meeting for Tuesday, April 3, 1990, at 7:30 p.m. 3. A motion for adjournment was made by Mori Malone and seconded by Richard Martie. Meeting adjourned at 9:53 p.m. Respectfully submitted, ~15 ~de!.'~~lJ Gary Anderson zoning Administrator Page 7