Planning Commission Minutes 03-07-2000
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Planning Commission Minutes - 03/07/00
MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, March 7,2000
4:00 P.M.
Members Present:
Acting Chair Richard Carlson, Robbie Smith, Roy Popilek, Rod Dragsten
and Council Liaison Clint Herbst
Absent:
Chair Dick Frie
Stall Present:
Jeff O'Neill, Steve Grittman and Lori Kraemer
1. Call to order.
Acting Chair Richard Carlson called the meeting to order at 4:00 p.m.
2.
Approval of minutes of the regular meeting held Februarv 1, 2000.
ROY POPILEK MOVED TO APPROVE THE MINUTES OF THE FEBRUARYl,
2000 REGULAR PLANNING COMMISSION MEETING. ROBBIE SMITH
SECONDED THE MOTION. Motion carried.
3.
Consideration of adding items to the agenda.
None
4.
Citizens comments.
None
5.
Public Hearing - Consideration of a re(west for a conditional use permit allowing open
sales as an accessory use in the B-4, Regional Business District. Applicant: Scott Rolfe,
Skippers Pools & Spas.
Jeff O'Neill presented the report noting that Scott Rolfe, Skippers Pools and Spas, and
the HRA are requesting a renewal of the conditional use permit allowing outside sales at
101 W. Broadway. Jeff stated that new this year is the request to fill the pools which
goes against one of the previous conditions of approval, and also that Scott Rolle is aware
of the concerns regarding outside storage and has indicated the he will comply with the
terms of the permit in the future. The liRA has also indicated that they will monitor the
use of their property.
Acting Chair Richard Carlson opened the Public Hearing. Scott Rolfe, Skippers Pools,
addressed the members stating that the storage concern has been cleared up with the HRA
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Planning Commission Minutes - 03/07/00
and understands the terms of the conditions. Rolfe explained the reason for filling the
display pools not only for aesthetics, but also to keep the pools grounded. Rolfe also
spoke with the Wright County SherilT's Department who could not foresee any problems
with filling the display pools. The display will be lit at all times and winter covers will
be placed on the pools. He feels all safety issues have been addressed.
Acting Chair Carlson closed the public hearing.
There was a discussion by the members regarding the pools being filled and the City's
liability should anyone get into them and drown. It was noted that the City would most
likely be named as liable, but that it had nothing to do with the conditional use permit.
The HRA would be handling the lease agreement which would indemnify and hold
harmless the City. It was also noted that Skipper's has not previously abided by the
conditions placed on them in 1998 when the first conditional use permit was issued, and
the fact that the HRA had two written contacts with them as well as one visit to get the
storage/debris cleaned up.
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ROD DRAGSTEN MOVED TO RECOMMEND APPROVAL OF THE
CONDITIONAL USE PERMIT ALLOWING OUTDOOR DISPLAY AND SALES,
SUBJECT TO THE FOLLOWING CONDITIONS:
1. Entering into a satisfactory lease arrangement with the HRA, including an
indemnity and hold harmless clause for the HRA/City of Monticello.
2. All lighting must be directed away from the public right-of-way.
3. Parking stalls must be clearly striped and marked.
4. No permanent or temporary signs shall be erected on the outdoor display.
5. Any swimming pool or spa displayed outdoors must be provided with a
continuous surrounding barrier to prevent entry.
6. Outdoor swimming pool or spa displays may contain water for structural
reasons, but must be securely covered nightly.
7. All items shall be removed by August 31, 2000. No outside storage allowed
under this permit.
8. The conditional use permit shall be seasonal from April through August 31,
2000.
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ROY POPILEK SECONDED THE MOTION. Motion carried unanimously.
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Planning Commission Minutes - 03/07/00
6.
Public Hcaring - Consideration of an amendment to the zoning map to rezone a parcel
from 1-1 A, Light Industrial. to R-3. Multiple Family Residential. Applicant: Joseph and
Mamie LaFromboise.
Stevc Grittman presented the report stating the receipt of an application for a rezoning of
property along between 7th Street and Interstate 94. The property is currently zoned I-I A,
and abuts an undeveloped industrial parcel to the west, and an apartment complex zoned
PZM to the east. There is R-3 zoning to the north across Th Street.
From a policy standpoint, the City has protected its supply of industrial land. The
Comprehensive Plan goals list industrial development as a major objective of the City,
particularly higher end industry. The property in question has a great deal of freeway
exposure, making it an attractive industrial site for many purposes. The freeway
exposure tends to degrade the propcrty as a residential property.
As a residential site, the property would ercate a number of issues. The exposure to the
freeway is one, as is the continued concentration of higher density housing in a single are
of the community, as well as noise. Staflwould be concerned about project quality ofa
multiple family development due to these factors.
Jeff O'Neill noted that there is a stormscwer line to the east of this property which could
create a small barrier. O'Neill also stated that the City could rezone this parcel and have
residential on both sides of this stormsewer, but that putting in a stormsewer would be
very expenSlve.
Acting Chair Carlson opened the public hearing. Gary l,aFromboise and his partner,
owners of the Bluffs and the Pointe Apartments, represented Joseph and Mamie
Lafromboise. They stated their feelings that this location would fit well as R-3, noting
its close proximity to the existing apartments. They also felt that the lay of the land did
not lend itself as well to industrial, and that Monticello has the need for more multiple
residential units.
Hearing no further discussion from the audience, the public hearing was closed. There
were further commcnts among the members regarding the size of a multiple unit building
if it were zoned R-3, the fact that it is so close to the freeway and that it would overlook
commercial property at some point. The members also questioned whether any others
had approached the City with ideas for this parcel and Jeff O'Neill stated that Joseph
LaFromboise had visited with staff last year to talk about options, and that he had
discussed the potential of a mini storage building on that parcel. O'Neill also stated that
nearby parcels had been discussed for future developments by other parties. Some
members felt the City would be better served with businesses along the freeway rather
than multi family, and that this area would be very close to the future over-pass which
would make it more appealing to industries.
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Planning Commission Minutes - 03/07/00
ROY POPILEK MOVED TO RECOMMEND DENIAL OF THE REZONING,
BASED ON A FINDING THAT THE COMPREHENSIVE PLAN CALLS FOR A
PRESERV A TION OF INDUSTRIAL LAND, AND THE FREEWAY EXPOSURE
WOULD NEGATIVELY IMPACT A MULTIPLE FAMILY PROJECT. ROBBIE
SMITH SECONDED THE MOTION. Motion carried three to one with Rod
Dragsten voting in opposition.
7.
Consideration of a request to call for a public hearing on modification to the zoning
ordinance that would enable City staff to initiate zoning code amendments.
.Jeff O'Neill advised the members that the current ordinance does not clearly provide City
staff with the latitude to introduce a potential ordinance amendment. Currently, Planning
Commission, City Council, and a property owner have clear authority to request a zoning
ordinance amendment. Staff requests that the Planning Commission consider making an
amendment to the ordinance which would allow an amendment to proceed directly to
public hearing at the initiation of City staff.
O'Neill advised that in the past, City staff has made a liberal interpretation of the code
and has initiated minor ordinance amendments. Enabling staff to initiate ordinance
amendments would serve to expedite the amendment process where housekeeping
chffilges to the code are needed.
This authority would be employed most often where mistakes are noted in the code such
as an obvious inconsistency or oversight, or whcre clarifications in the code are needed.
It would not be employed for amendments that would be potentially controversial. For
such amendments, stafl recognizes that it is better to have the Planning Commission or
City Council initiate action to change the code.
The members discussed concerns stating that with changes in commission members and
staff there could be a potential for controversies, ffild that by allowing staff to proceed
directly to the public hearing stage could possibly create problems rather than correct
them. It was discussed that possibly staff could take an issue to the Planning
Commission Chair for his review first, especially if there is an item that needs to be
expedited.
Steve Grittman statcd that it is quite common to give Planning/Zoning the authority to act
on such issues, however Monticello's code docs not give this authority. After further
discussion, the members felt it was in their best interest to not authorize City staff to
initiate zoning code amendments.
ROBBIE SMITH MOVED TO DENY REQUEST TO CALL FOR A PUBLIC
HEARING ON A ZONING ORDINANCE AMENDMENT THAT WOULD
ENABLE CITY STAFF TO INITIATE A ZONING ORDINANCE AMENJJMENT.
ROD DRAGSTEN SECONDED THE MOTION. Motion carried unanimously.
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Planning Commission Minutes - 01/07/00
8.
Consideration of calling for a public hearing on an amendment to the comprehensive plml
that would convert the Gold Nugget residential area to industrial uses.
Jeff O'Neill provided a report reminding the Planning Commission that the Gold Nugget
property is identified in the Comprehensive Plan adopted by the City in 1996 as
residential. During the Gold Nugget site development review process, the MOAA Board
membership changed with the new Mayor, and a member of the City Council serving on
the MOAA changed his mind regarding residential use of the properiy. Consequently,
the MOAA plan designated industrial, which does not follow the City plan in this area.
The land is not developahle under circumstances where there is an inconsistency between
the MOAA and City plans. Unless one of the Planning Groups switches, the property is
undevelopable until the agreement between City and township expircs (9 years).
'r-he Industrial Development Committee requests that the Planning Commission take
another look at the property and determine whether or not it might make sense to shift the
zoning to another type or types of uses. O'Neill disclIssed some of the factors to include
in the study as well.
Therc was discussion among the members as to the best use of this land, would it he
changed just to change again at some point in time, how much a study like this would
cost and was it necessary, and should they even look into this matter before the lawsuit is
finished. It was decided to have Jeff O'Neill provide more information at the regular
meeting in April.
ROBBIE SMITH MOVED TO TABLE THIS ITEM UNTIL THE REG1.JLAR
MEETING IN APRIL, PENDING FURTHER INFORMATION PROVIDKD BY
JEFF O'NEILL. ROD DRAGSTEN SECONDED THE MOTION. Motion carried
unanimously.
9. Adiourn
ROBBIE SMITH MOVED TO ADJOURN THE MEETING AT 5:30 P.M. ROD
DRAGSTEN SECONDED THE MOTION. Motion carried.
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