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Planning Commission Agenda Packet 07-20-1976PLANNING COMMISSION MEETING July 20, 1976 - Tuesday - 7:30 P. M. Chairman: H. Gillham Members: Doerr, Bauer, Ridgeway, Topel, J. Miller, ex -officio. 1. Approval of minutes - June 15, 1976. 2. Public Hearing - Conditional Use Permit and Variance Request - James Teslow. 3. Public Heari.ng - Preliminary Plat - Lauring Hillside Terrace. MAILING TO: James Teslow Roy Louring Agenda Item 2. Public Hearing - Conditional Use Permit, and Variance Request - James Teslow. James Teslow, of Teslow Auto Sales, is requesting a conditional use permit to establish a used car lot on the northeast corner of Linn and Broadway (formerly Little Bill's Auto Repair). A con- ditional use is required by ordinance 10-14-4-B. In addition to the conditional use permit, Mr. Teslow is also requesting a variance from the ,y outside sales area limitations of 30 per cent S� of the gross floor area. Since the present building on the site is approximately 60 x 40 or 2400' this would limit Mr. Teslo-'s sales area to 720 square feet or room for 4-5 cars for sale. Among the other conditions of a conditional use (0 permit for outside sales are the following: 4k 1. Outside sales area should be fenced or screened from view of neighboring re- sidential uses or an abutting residential district. Since Mr. Teslow is bounded by residential areas on two sides it would require construction of a wood, brick, masonry fence or planting of six to eight. feet in height. 2. Any lighting shall be arranged as to de- flect lighting away from residential areas and public right of ways. 3 Sales area is to be grassed or hard sur- faced with bituminous. The above are conditions of an outside sales area, ordinances relative to parking, signs, etc. will have to be adhered to. One arra to be reviewed is the number of parking spaces (other than cars for sale) required for a ear lot.. Our present ordinance does not, speci- fically cover such a case. Two other problems exist, with the present, site and (1) is the removal of the underground fuel tanks and (2) is that currently storm water is (wing run into the sanitary sewer system. These problems will have to be corrected. POSSIBLE ACTION: Recommendation to approve or deny: 1. Conditional Use permit. 2. Variance from outisde sales area (Mr. Teslow has not indicated the size of his used car stock). If approval is considered of these items they should be contingent upon resolving the storm water and fuel tank problem. REFERENCE: Enclosed map depicting area. NOTE: Although a sign already is on the build- ing, it is my understanding that Teslow has not closed the deal for the property. Agenda Item 3. Public Nearing - Preliminary Plat - Lauring Hillside Terrace. Mr. Roy Lauring is proposing a subdivision plat of approximately 45 acres and 13 lots, and is one block cast of Highway 25 and bounded by the railroad tracks and 1-94 (See enclosed map depicting area). The plat was reviewed with the Planning Commission at two earlier meetings in 1976 and although the plat was not, presented before a public hearing, it was approved in concept by the Planning Comm. In addition, it should be pointed out the city has received approval from Mr. Lauring for an casement for a 12" watermain to run paralell with the proposed street. This street is in concurrence with the comprehensive plan. At this point Mr. Lauring also concurs with the present zoning of the area with the portion of the plat north of proposed street being zoned as R-3 and the area south of proposed road lysing zoned as 1-I. POSSIBLE ACTION: Recommendation of approval or denial of subdivision plat to City Council. REFFRENC ES: Copy of plat and copy of map de- ri-Ang area. -2- PLANNING REPORT APPLICANT: Roy Lauring Approval of Lauring Hillside Terrace, Preliminary Plat James Teslow Conditional Use Permit and Variance Request PREPARED FOR: MONTICELLO, MINNESOTA PREPARED BY: HOWARD DAHLGREN ASSOCIATES, INC. July 20, 1976 ' _ y A4117 •_ �`�•'��.�� "'"'=-;:,�� �.� �'" i�.i,T. •. R ''tea. i"i�i� ,'°7�� "r(,?r1tlt+• r +`�IWly�ljjl/71f` 1� ��g •t -,.v!` � �• 7./`(J� ����I'}(j/,7(�(j(j�/�l�[j,)}.j,}j'}J}�J� _."":+.7,�w a �• "� r '- � � .�' ` - " � +^,.._. �`�rl»��"`-:./ +:1,!1..,� C ��� 'fir f 1. j�� ?•F ;f` -, �-7"•`,',+.,,�'•-r.•GJ•`"''.:1„6!,"."';�L'1 `��l.,i;J �� ro r, �(��J' � !`i`r , "' +�-�,j�'�j��j�; •, Pj UY71 '1 �Irl,'•� . , E. / '�' CI p ! � (fit c„ W f, , * . • � �. ���� �r---UUU •{ ,,,.lt`„; •�j•,�{� ``` 1. IZ AY J1a �- } �i� July 20, 1976 PLANNING REPORT APPLICANT: Roy Lauring LOCATION: East of Cedar Street and North of Interstate 94 ACTTON REQUESTED: Aoprcval of La•ir`-- " " l;id? Te,•r,ce. Preliminary P1dE PLANNING CONSIDERATIONS: 1. The proposed plat includes thirteen (13) lots of two blocks separated by the continuation of Sixth Street through the plat to Cedar Street. The center line of this proposed street (Sixth Street) delineates the boundary between an R-3 and I-1 District with R-3 land uses proposed for areas north of Sixth Street and I-1 uses to to located south of Sixth Street. 2. The proposed five lots within the R-3 District range in size from 70,500 square feet to 116,000 square feet and with frontages from 230 feet to 340 feet in length. The minimum requirements for this district are lot areas of 6,000 square feet and 80 foot frontages. The minimum requirements within the I-1 District are 20,000 souare foot lots with 100 foot frontages and the proposed plat provides for lots within the range of 58,300 sg�are feet to 238,500 square feet with frontages of between 165 feet to 380 feet. The proposed plat is therefore well within the minimum lot size requirements for the respective districts. 3. The alignment of the proposed 80 foot right-of-way street which provides a continuity from the east and existing platted areas westerly to Cedar Street has been discussed previously and conforrs to the alignment delineated on the Comprehensive Plan. 4. Pursuant to Minnesota Statutes, 1971, Section 4, Section 2.358, Sub- division 2, the proponent is requested to dedicate 10; of the final plat gross area to the public for their use as oven space, or to contribute an equivalent amount of cash as outlined in Section 6 of the Subdivision Ordinance. In this regard, in tl-e northwestern portion of the property there is as proposed in the Compre-,ensive Plan, a proposed trail link. This link begins at Cedar Street and follows the property line easterly and northerly to the Burlington Nortnern Railroad property. Dedication of a 50 foot trail right-of-way from Cedar to the railroad right-of-way woulr' constitute a 1,199 foot length :end a 1.6 + acre park land dedication. The entire plat consists of 45 ares which would require 4.5 acre park land dedication minus the proposed 1.6 acre trail corridor would constitute a 2.9 acre remaining requiren-_•it. Tho proponent should therefore be required to contribute in lieu of hers 13nd dedication an equivalent amount of cash for the remaining 2.4 acre required part: land dedication. 14 `,f�} r f t1 j�7!lf: 1 uaer. ' � ':5�� � j� • �`~ `..., -. �. .�'��i '+•s-! Y/ ��(f��j�lfjtj )rt 7 rylj�' ar. � � S'"�" ` .. +J� j77jj� M,, "''1+��(�.� ���(j°j,��%�'j / �• t f . �..�)w. '.�.!�,ti.t Y"'w.' MIR jj 1� t. yt' •i((J. j� i�'��•. i :•: { j . a t l. f . � 't � �i�111���: GT • ...' A:'i;.'`� � �1;: frf; �.� ; \ �� V' 11��7�rj1:.�.'.�j� %1�:, �' �••Gfj �r1t» ,� �"'~—.._...,n,,, ltt(��� � l� ;:�;1�.',•��, '. , � � �� % t�`'117�j �- �i.1»i•J . � Ott �'" ` ,� ..Z u��j � 4/. /�� ' � �_\ � July 20, 1976 PLANNING REPORT APPLICANT: Nr. ._-es Teslow LOCATION: Nort-e:st Quadrant of the Intersection of C:.- Road 75 and Linn Street ACTION REOUESTED: Conc` nal Use Pe mit and Variance Req_-_- PLX: KING CC:,SIDERATIONS: 1. The applicant is requesting to esta=lisp a used car lot on the property identified on the enclosed map. The Droperty in question is included within a B-4 District and said use •ea;ires a conditional use permit; Section 10-14-4 (B) of the Zoning Cr_ic>_nce. 2. It should be noted that the purpose :f -he B-4 District is to establis- a regional business district to pro."_e for the establishment of commercial and service activities -v."ch draw from and serve the entire community or region, and does perr`t uses covering a great variety of commercial and service activities. :ecause of the general scale and service area involved with the uses ,itnin this district, several conditional uses are allowed, howeve-, they must conform to the prescr`�ed conditions of Chapter 14 and as out'-`,�ed in Paragraph 4 of this report. 3. The site is a relatively small parcel c` land of approximately 100 ty :70 feet ecualling 10,000 square foot i- area. The existing building on t -e site is approximately 60 feet by 40 =eet or 2,400 square feet in area resulting in a net outdoor storage a -ea of 7,600 square feet; however, the ordinance clearly indicates that -he use of outdoor area for purposes of storage, sales, or service be li- ted to 30% of the gross floor are-- of resof the principal use which allows or*.,.- `or a 720 square foot use area. On this basis,the proponent is requesting a variance, however, no specific area in excess of this 720 square fc:t ras been identified. Chapter 2= of the Zoning Ordinance indicates tom!- the proposed action resulting from a variance will not: a. impair an adequate supply o' li;ht or air to adjacent property, b. unreasonably increase the c_--estion of a public street, c. increase the danger of buye- :r endanger public safety, d. unreasonably diminish or ir:air established property values within the neighborh::. tr in any other way be contrary to the intent of t-•s—dinance. In view of the above stated require--:--;, it would appear that approve* of such a variance would potentiall. -c-,-Lively ir:pact the residentia• neighborhood located west of the s,,::ct- property, particularly inso+c- as the eJtent of outdoor storage is known at this point in tir,-• James Teslm: July 20, 1976 Page Tao Without knowning the exact amount of outdoor storage area being requested by the proponent and more precise use of this outdoor storage area, it would be difficult to sense the exact impact of the proposed use on the contiguous neighborhood. 4. Prior to any decision on this matter, the following issues should be clearly unde-stood and discussed is pertaining to Chanter 14-4 (8) and and Chapter 22-1 (E) of this Ordinance: a. Is the site to be used exclusively for the purpose of merchandising used cars;a use which is best located awav from residential districts. b. All other uses for this parcel be clearly understood; i.e., storage of wrecked automobiles, sale of used automobile parks, and/or auto salvage. c. Determination of the exact area proposed for outdoor auto display and sale. d. Will the fencing or screening as required in the Zoning Ordinnace, impair the operation and function of the used car business? e. The proponent shall be required to surface driveways and auto display areas with a hard surface or grass to control dust. f. All lighting shall be directed and shielded so as to prevent any spill light or glare light from entering thecontiguous residential neighborhoods or other contiguous property owners. Additional requirements identified: a. The proponent would be required to remove existing under- ground fuel storage to mks. b. It would be absolutely imperative that the collection of storm water be conducted in a manner other than through the sanitary sewer system. 5. The City of Monticello is pursuing a downtown improvement program with the purpose of increasing the quality of its commercial environment and improving the downtown corrvnereial image. Allowance of such land uses are most appropriately located where land is more available and oriented to the highways; such as Highway 25/Int.erstate 94. Ile •`j a�.;(�7,j -,�'.. q/ + I 1 f},-'ilr•_ j'; r�► �j• - _ _ ` _'`'''''' �(� r^T;, ••l b.. ..'� + ,fit) �J?L;a ,'t. �'''�,"t r� �.: 3' s'.� ., '' j "�``.'� _ j .r+� 11 � tt'jPYt ' "^ ., q'.�l;t,'� pj ':� r ` •'+• i ; t• j.t E.17 t ( Ll 41,1• �'l��r ,_�' 1 c � a'. (a ,1,'t Jt: {'ofi?e!•7T' �"} •.: ��� 1' ,�`� „�"�,•!/`` � . a ', 1, �'-tt•1.1 !� !,; Lj '' M, t (°+T',.'i y.Qi.w� 4,,.'L�wt';�=•.�.1 tiyl,� i�d E•_.'..,;,,%�•'v, �' :(;. • l�.;r�•: �� �-��•� ` ~ r t rr•..., N�t `rl �'^� r`-•-:�:� 11 i� �'' j',i. r,•i " �• j r•-.::,,,' � + e �;. „' f •""�-�• � , F •�, V \ 1 yy� �•. �t i \ ,� � tet.. _. 1 v, • ORR•SCHEIEN•MAYERON &ASSOCIATES, INC. July 13, 1976 Honorable Mayor and City Council City of Monticello 215 South Cedar Street Monticello, MN 55362 Re: Review of Lauring Hillside Terrace Preliminary Plat Attn. Mr. Gary Wieber City Administrator Gentlemen: We have reviewed the preliminary plat of Lauring Hillside Terrace submitted to us under date of March 16, 1976, by Meyer-Rohlin, Inc. As you are aware of, our review and comments were held and not transmitted to you earlier be- cause the owner, Mr. Roy Lauring, requested this not be done until just this past week. Two copies of the prole. nary plat are being returned herewith, indicating c­.ir review. One copy is for transmittal to Meyer-Rohlin, along with a copy of this letter. Other comments wj• to the requirements of the Monticello Subdivision C,-,,- contained r,, contained herein. The following are comments on the plat itse•1:, nnt,i, noted in red on the plat which consists of the fol I, 1. Date of preparation 2. Total acreage 3. Corrections in the doscription as noted. 4. The description of the property contained withii: , plat does not include the triangular area, marke,. on the permit, which includes the parcels mark,.. on the print of a boundary survey for mr. Lour— 6/29/70. Omission of any part of the dLscript:, the public hoa ring notice could cause the public proceedings to be voided due to incomplete publi. . 5. Show the existing culverts at the southeast corn.: plat. A drainage easement should be provided orw through Lot R at the outlet of the 42" CMP if iiii,. Street is vacated. 6. Proposed street grades are shown in red on the ❑trc,, grading plan. Thio aoaumoo that 6th Street will be u:i.- mately conatructod and extended to intersect the public City of Monticello July 13, 1976 Page 2 road east of Washington Street. It is necessary to match the existing road elevation of 957.1 at this location. Since portions of the proposed plat is zoned I-1, some heavy truck traffic can be assumed and street grades there- fore should be kept at a minimum. This may present a problem because of the natural drainage corridor through the southeastern portion of the plat. The drainage way is as low as elevation 934 at 6th Street extended easterly from Lauring's plat or 23 feet lower than the public road east of Washington Street. In order to keep these street grades at a minimum and still maintain the drainage course, it will be necessary to lower the proposed street grades as shown on the plan. The site grading plar should be adjusted to reflect these new grades. 7. The land or cash payment in lieu of land required for park dedication should be based on 44.77 acres. Comments regarding the proposed plat based on requirements of Monticello's subdivision ordinance pursuant to Chapter 4, Section 11-4-1. 1. Section 11-4-1 (B) 7. - Soil Survey 2. Section 11-4-1 (B) 9. - Tree Coverage 3. Section 11-4-1 (D) 8. - Vegetation Preservation 4. Section 11-4-1 (D) 1. - Statement of Proposed Use of Lots, that is the number of residential units, if any, proposed for R-3 lots and the type of industry proposed for I-1 lots. 5. Section 11-4-1 (D) 5. i 6. - Consideration should be given to these paragraphs in the event further subdivision of these lots is contemplated. A copy of the legal description for 6th Street through Lauring's plat is also enclosed which constitutes an 80 foot permanent easement for utility purposes and in the future street purposes which follows tho alignment indicated on the preliminary plat. Mr. Ed Ames, Surveyor, of our office has been in contact with Mr. Bob Rohlin regarding this alignment. This concludes our comments regarding the preliminary plat for Lauring Hillside Terrace. Yours very truly, ORR-SCIIELEN-MAYERON 6 ASSOCIATES', ohnP. Badalich, P.E. City Engineor JPB/ry Enc. cc: Meyor-Rohlin, Inc.