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Planning Commission Minutes 07-09-1991 . . . MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 9, 1991 - 7:00 p.m. Members Present: Dan McConnon, Richard Martie, Jon Bogart, Cindy Lemm, Richard Carlson Members Absent: None Staff Present: Gary Anderson, Jeff O'Neill 1. The meeting was called to order by Chairperson Dan McConnon at 7:01 p.m. 2. A motion was made by Cindy Lemm and seconded by Richard Martie to approve the minutes of the regular meeting held June 4, 1991. Motion carried unanimously with Jon Bogart absent. Jon Bogart arrived at 7:04 p.m. for the meeting. 3. Public Hearinq--A variance request to allow the driveways of a zero lot line duplex to be constructed up to the side yard property line. Applicant, Don and Joan Doran. Chairperson Dan McConnon opened the public hearing. Jeff O'Neill, Assistant Administrator, reviewed Mr. Doran's request to have both driveways of a zero lot line duplex constructed up to the side yard property line. O'Neill reviewed other instances where the City of Monticello has allowed zero lot line duplexes to have the driveways constructed next to each other. These instances include Mel Wolters' duplexes on Marvin Elwood Road, which were constructed prior to the Zoning Administrator coming to work for the City of Monticello, and the townhouses in Par West and Colony by the Greens 2nd, 3rd, and 4th Additions. O'Neill explained that allowing this type of driveway construction is a policy decision. Mr. Doran's request will be handled by Planning Commission and City Council approval, and any future requests would be addressed through an ordinance amendment. Mr. Doran stated that he had explained his variance request to neighbors, and none of the property owners that had contacted him had any problem with his proposed variance request. Chairperson Dan McConnon then closed the public hearing and asked for input from the Planning Commission members. page 1 . . . Planning Commission Minutes - 7/9/91 Commission members felt that unique circumstances were created with this variance request and previous zero lot line duplexes and townhouses that were constructed allowing the driveways to abut the side property line. They felt that any future requests of this type should be handled through an ordinance amendment. Motion was made by Richard Martie and seconded by Cindy Lemm to approve the variance request allowing a zero lot line duplex to be constructed with a zero lot line driveway. Reason for approval: The 3-foot setback requirement was not meant to apply to zero lot line townhouses; therefore, this case is unique and will not set a precedent that could be applied elsewhere. Planning Commission also directed City staff to amend the ordinance exempting zero lot line townhomes or duplexes from the driveway setback provision. Voting in favor: Dan McConnon, Richard Martie, Jon Bogart, Cindy Lemm. Opposed: Richard Carlson. 4. Public Hearinq--A variance request to allow a pylon siqn to be placed within the siqn setback requirement. Applicant, Wriqht County State Bank. Chairperson Dan McConnon opened the public hearing. Jeff o I Neill, Assistant Administrator, reviewed Wright County State Bank's request to place a pylon sign within the IS-foot pylon sign setback requirement. The potential hardship that would be created by placing the sign at the required IS-foot setback is the reduction in the visibility of the sign when traveling southbound on Highway 25. The proposed placement of the sign will not encroach into the public right-of-way, and the sign will not obstruct other signs in the area, as there are no other signs on the block from East Broadway to East River Street. Wi th no input from the wright County State Bank representatives other than a willingness to answer questions, Chairperson Dan McConnon then closed the public hearing. With no further discussion amongst Planning Commission members, a motion was made by Richard Martie and seconded by Richard Carlson to allow a pylon sign to be placed within the sign setback requirement. Motion is based on the finding that a hardship exists in that the sign is not easily visible from southbound Highway 25 if it is set back the full 15 feet due to the curve of the road and the location of the bank; placement of the sign at the proposed location will not impact the ability to see other signs from the street; the sign will not hang over the street right-of-way. Motion carried unanimously. Page 2 . . .. Planning Commission Minutes - 7/9/91 5. Public Hearing--A preliminary plat request entitled phase I of Cardinal Hills residential subdivision. Applicant, Value Plus Homes. Chairperson Dan McConnon opened the public hearing. Jeff O'Neill, Assistant Administrator, reviewed the proposed preliminary plat of phase I of the Cardinal Hills residential subdivision. Phase I includes development of 24 lots on 10 acres of land located directly south of the proposed elementary school site and adjacent to Fallon Avenue. Phase I represents 10% of the total area to be developed by Value Plus Homes. As part of phase I, cash will be received as part of park dedication requirement. Mr. John Leerson questioned any possible assessment that would be on his property located south from there, and he asked if all the drainage questions were addressed. Mr. Dave Nelson addressed how future phases would affect the drainage onto his property, as he farms the adjoining property to the south. Mr. Steve Holker addressed both Mr. Leerson and Mr. Nelson's questions. Holker stated that the storm water, except for that which is shared at the Value Plus south property line and Mr. Nelson and Mr. Leerson's north property line, would be managed on the Cardinal Hills sites. No storm water would be dumped on adjoining lands. O'Neill addressed Mr. Leerson's concerns as to any future assessments from this proposed project by stating that there would be no forthcoming assessments to his property, only at such time in the future if services were requested and/or extended farther south past his property. There being no further input from the public, Chairperson Dan McConnon then closed the public hearing. Questions raised by the Planning Commission members dealt with Mr. Bogart's concern of the double frontage lots and where is the ponded water in the phase I outlet. Mr. Richard Carlson questioned if any turn-arounds will be required. The park development and naming of the streets should be turned over to the new Parks Commission. A motion was made by Cindy Lemm and seconded by Richard Martie to approve phase I of the preliminary plat of the Cardinal Hills residential subdivision. Motion is based on the finding that the preliminary plat is consistent with the comprehensive Page 3 . Planning Commission Minutes - 7/9/91 plan and meets the requirements of the zoning ordinance and utility design standards. Added as conditions were: 1) the developer's were put on notice that they should take care of the double-fronted lots as part of any future phases of this subdivision by either providing for added lot depth or by limiting parallel roads along School Boulevard; 2) the pond outlet question should be handled through the consulting engineer; and 3) the school property and associated park facilities may not be used to meet cardinal Hills park dedication requirements. Motion carried unanimously. 6. Public Hearinq--A request to rezone 10 acres of unplatted land from AD (aqricultural) to R-1 (sinqle family residential). Applicant, Value Plus Homes. AND 9 . Public Hearinq--A request to rezone 120 acres of land from AD (aqricultural) to R-1 (sinqle family residential) to allow development of an elementary school facility as a conditional use. Applicant, Monticello School District #882. Chairperson Dan McConnon opened the public hearing. Jeff D' Neill, Assistant Administrator, reviewed the Value Plus Homes and School District requests to rezone 10 acres of AD land for the Value Plus single family residential home site and 120 acres of the School District property for future school complexes to be rezoned to an R-1 (single family residential) zone. . Chairperson Dan McConnon then closed the public hearing. A motion was made by Cindy Lemm and seconded by Richard Carlson to approve the proposed rezoning of the north 1/2 of the southwest 1/4 of the southwest 1/4 of Section 13, Township 121, Range 25, in the city of Monticello from AD (agricultural) to R-l (single family residential). Motion is based on the finding that the proposed zoning district is consistent with the comprehensive plan of the City, it is consistent with the geographic area, and there is a need for establishment of an R-1 zone in this area. As noted in the proposed finding above, the use of this property for residential purposes is completely consistent with the comprehensive plan of the City. Residential development of this location will serve to complement the proposed School District development to the north. Motion carried unanimously. . Page 4 . . . Planning Commission Minutes - 7/9/91 A motion was made by Cindy Lemm and seconded by Jon Bogart to approve the rezoning of 120 acres of land from AD (agricultural) to R-1 (single family residential), which would allow development of an elementary school facility as a conditional use. Motion is based on the following findings: 1) The rezoning is consistent with the comprehensive plan prepared by the City and is consistent with the recommendations of the consulting planner; 2) The rezoning is consistent with the character and geography of the area; 3) The need for the rezoning has been demonstrated, as it will enable development of a needed school facility at this location. Motion carried unanimously. 7 . Public Hearing--A request to amend section 3-2: General Building and Performance Requirements, by adding the following provision to the list of dwelling unit restrictions: 5. In the R-1 (single family residential) and R-2 (single and two family residential) districts, all single and two-family dwelling units constructed after July 22, 1991, must include development of an attached or detached garage. Minimum size of the garage floor is 440 sg ft. Chairperson Dan McConnon opened the public hearing. Jeff O'Neill, Assistant Administrator, reviewed the proposed ordinance amendment to increase the size of the minimum garage requirement from 14 feet by 24 feet, or 336 sq ft, to possibly 20-foot by 20-foot, or 400 sq ft. If the City amends their ordinance to require the additional square footage in the garage, the Farmers Home Administration will also look at amending their requirements for the City of Monticello to increase the garage square footage from 336 sq ft to 400 sq ft. Mr. Ted Holker explained that the Farmers Home Administration garage requirements would then be the same as the City of Monticello's garage square foot requirements, with the suggestion of a 16-foot minimum door width. There being no further input from the public, Chairperson Dan McConnon then closed the public hearing. A motion was made by Jon Bogart and seconded by Cindy Lemm to approve the ordinance amendment requiring that all single family dwellings be constructed to include a garage with a minimum area of 400 sq ft and a minimum door width of 16 feet. Planning Commission makes the finding that the minimum requirement of the garage area of 400 sq ft is reasonable and proper given the preponderance of two-car families, and the added storage area provides space necessary to store household Page 5 . Planning Commission Minutes - 7/9/91 articles inside rather than outside, thereby improving the appearance of the neighborhoods and contributing toward maintaining property values. Motion carried unanimously. 8. Public Hearinq--A conditional use request which would allow public school use in an R-1 (sinqle family residential) zoninq district. Applicant, Monticello School District #882. Chairperson Dan McConnon opened the public hearing. Jeff 0' Neill, Assistant Administrator, reviewed the School District's conditional use request to allow a public school in an R-1 (single fam~ly residential) zone. O'Neill reviewed some concerns that had been raised by the City staff: 1) The location of the power line poles in relationship to the new street, which would run east and west on the south side of their property, called School Boulevard; 2) The school will provide a storm retention pond on site; and 3) The school will provide sidewalks on their property. . Mr. Sheldon Johnson, Monticello School District Superintendent, explained that all power line poles would be placed on the School District's property, the School District will provide a storm retention pond for any water drainage on their site, and the School will be looking at establishing sidewalks on their new school site to complete the site development. There being no further input from the public, Chairperson Dan McConnon closed the public hearing. A motion was made by Jon Bogart and seconded by Richard Martie to approve the conditional use request which would allow school use in an R-1 (single family residential) zone subject to the following conditions: 1. The site plan should be amended to show a sidewalk along the driveway providing access to School Boulevard. 2. The School along the Avenue at adjoining sidewalk. District driveway such time the site agrees to install a sidewalk providing access to Fallon that residential development warrants development of the 3. The drive leading to the service dock and loading area should be modified to include space for a turn-around near the dock area. . Page 6 . . . 10. Planning Commission Minutes - 7/9/91 4. A landscaping plan needs to be prepared which shows placement of coniferous trees at 7-foot intervals or two rows with IS-foot spacings along the northern boundary of the property. Prior to issuance of a building permit, all grading plans must be approved by the City Engineer. Planning Commission makes the finding that development of a school facility as proposed is consistent with the comprehensive plan and compatible with the character of future and existing neighborhoods. This alternative is supportive, as it is well established that the school use of this location is proper and presents a positive development factor in this area. Motion carried unanimously. 5. Review Chelsea area concept plan and determine if further chanqes need to be made prior to development of detailed plans. Chairperson Dan McConnon opened the public hearing. Jeff O'Neill, Assistant Administrator, reviewed the Chelsea area concept plans to determine if further changes need to be made prior to development of the detailed plans. 0' Neill explained that the concept plans for review this evening are basically the same as were seen previously at the workshop at the Monticello Nuclear Plant Training facility. Dan McConnon closed the public hearing. There being no further input from the Planning Commission members, it was the consensus of the members to send the plans as submitted to the consulting planner for further development. 12. Review a proposal to establish a mobile treatment unit. Jeff O'Neill, Assistant Administrator, reviewed a proposal submitted by Orthopedics sports Center requesting permission to operate a mobile physical therapy unit in Monticello. The Planning Commission members are asked to review and discuss the pro's and con's of a proposed ordinance amendment allowing operation of a mobile care unit. Mr. Dennis Lundquist, Monticello-Big Lake Hospital physical therapist, voiced his concerns on behalf of his firm which contracts services with the Monticello-Big Lake Hospital District. He requested that the Planning Commission not support this type of a physical therapy mobile treatment unit Page 7 . . . Planning Commission Minutes - 7/9/91 in the city of Monticello. His concerns addressed the frequency of the unit in Monticello and if it would be available when needed. The recommendation of the Planning Commission members was not to recommend a proposed ordinance amendment to allow this type of mobile physical therapy unit to operate within the city limits of Monticello. Planning Commission discussed the matter and took no action. 11. Consideration of establishinq a recommendation to the Council reqardinq outside storaqe of construction equipment. Applicant, Floyd Kruse. Jeff 0' Neill, Assistant Administrator, requested that the Planning Commission members make a formal recommendation to the City Council regarding outside storage of construction equipment on the Floyd Kruse/former Dino's Other World property. 0' Neill presented a video that was taken that afternoon of the existing site. There being no input from the public and no further input from the Planning Commission members, a motion was made by Jon Bogart and seconded by Richard Martie to recommend to the Council that the construction equipment be cleaned up within 30 days of the July 22 City Council meeting date. Reason for recommendation: The existing zoning designation at the site is appropriate, and the rules governing outside storage of equipment should be upheld. There is no demonstrated need to change the ordinance; therefore, it should be enforced. 13. Continued Public Hearinq--Consideration of establishment of requlations governinq adult land uses. Applicant, City of Monticello. The recommendation of the Planning Commission Chairperson was to continue the public hearing on this item. 14. Consideration of approvinq a resolution findinq the HRA's TIF plan associated with pre-planninq for the Shinqobee, Inc., industrial development to be consistent with the comprehensive plan of the City. Jeff 0' Neill, Assistant Administrator, reviewed the Shingobee, Inc., project plans and associated land use for consistency with the City's comprehensive plan. City staff has reviewed the site plan and land use and found it to be completely Page 8 . . . Planning Commission Minutes - 7/9/91 consistent with the existing zoning ordinance and comprehensive plan; therefore, City staff recommends approval of the attached resolution. There being no further input from the Planning Commission members, a motion was made by Cindy Lemm and seconded by Jon Bogart to approve the resolution stating that the Shingobee, Inc., project plan is consistent with the City's comprehensive plan. Motion is based on the finding that the project is consistent with the comprehensive plan of the City and the property is properly zoned and well suited for the proposed use; therefore, it appears reasonable to support this alternative. Motion carried unanimously. SEE PLANNING COMMISSION RESOLUTION 1991-2. ADDITIONAL INFORMATION ITEMS 1. Public Hearing--A preliminary plat request of Outlot I, Meadow Oak subdivision, to be entitled Briar Oakes Estate. Applicant, Prestige Builders of st. Cloud. Council action: Approved as per Planning Commission recommendation. 2. Public Hearing--A rezoning request to rezone Outlot I, Meadow Oak subdivision, from R-PUD (residential planned unit development) to R-1 (single family residential) zoning. Applicant, Prestige Builders of St. Cloud. Council action: Approved as per Planning Commission recommendation. 3. Continued Public Hearing on establishment of regulations governing adult land uses. Council action: No action required, as the request did not come before them. 4. Continued Public Hearing--Consideration of an ordinance amendment which would allow the City to withdraw a conditional use permit due to violations of permit conditions. Applicant, City of Monticello. Council action: No action required, as the request did not come before them. 5. Consideration to approve a resolution finding the HRA's modified redevelopment plan for Redevelopment Project No.1, modified TIF plan for TIF District Nos. 1-1 through 1-11, and TIF plan for TIF District No. 1-12, all located within the Redevelopment project No.1, to be consistent with the comprehensive plan for the City. Council action: No action required, as the request did not come before them. 6 . It was the consensus of the Planning commission members to set the next tentative meeting date for Tuesday, August 6, 1991. Page 9 . . . Planning Commission Minutes - 7/9/91 7. A discussion was held on double frontage lots. A motion was made by Jon Bogart and seconded by Richard Martie to have the City staff investigate how other communities address double frontage lots as part of residential subdivision plats. Motion carried unanimously. 8. A motion was made by Richard Martie and seconded by Cindy Lemm to adjourn the meeting. The meeting adjourned at 10:20 p.m. Respectfully submitted, G:!ft.ri~ Zoning Administrator Page 10