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Planning Commission Agenda Packet 09-06-1994AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, September 8, 1884 -7 pm Members: Cindy Lemm, Jon Bogart, Richard Martie, Richard Carlson, Brian Stumpf 1. Call to order. 2. Approval of minutes of the regular meeting held July 5, 1994, and the regular meeting held August 2, 1994. 3. Public Hearing --Consideration of a conditional use request allowing a reduction in the parking lot design requirements. Applicant, Fay -Mar Manufacturing. (NOTE: This item must be tabled due to problem in the public hearing notice. It should have been published as a variance request.) 4. Public Hearing --Consideration of a variance request which would allow construction of a cold storage building addition within the rear yard setback. Applicant, Ron Chihos/General Rental. 5. Public Hearing --Consideration of an amendment to the zoning map changing zoning district designation from I-1 to R-1 zoning district designation. Applicant, St. Henry's Catholic Church/Gladys Hoglund. 8. Public Hearing --Consideration of amendments to the official zoning map boundaries in coWunction with annexation request. Proposed is a change in designation from AO (Agricultural) to R-1, R^2, and R-3 zoning district designations. Applicant, E 6); K Development. 7. Review preliminary plat of the 10ein farm's subdivision. 8. Review amendments to the preliminary plat of the River Mill subdivision. 9. Review standards relating to pole construction. Consider ordering a public hearing on an ordinance amendment regulating pole building construction. 10. Review proposed standards relating to buQer/mmen4andscaping requirements along boundary between residential and industrial districts. Consider ordering a public hearing on associated ordinance amendment. 11. Consider calling for a public hearing on an ordinance amendment that would allow a reduction in the square footage requirement for a 2 -story residence. Agenda Planning Commission September 6, 1994 Page 2 12. Discuss process for updating comprehensive plan in 1995 (Steve Grittman will report). 13. Consider requesting City Council consideration of amendments to subdivision standards relating to width of minor and marginal access cul- de-sac streets, minor streets 36 R to 32 k marginal aooesE %-W-de-sacs 32 R to 28 ft. 14. Adjournment. L I D' INUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, July 8, 1994 - 7 p.m. Members Present: Cindy Lemm, Richard Martie, Jon Bogart, Richard Carlson, and Brian Stumpf Members Absent: None Staff Present: Gary Anderson, Jeff O'Neill 1. The meeting was called to order by Chairperson Cindy Lemm at 7 p.m. 2. Approval of the minutes of the recOm meeting held Mav 3. 1994. A motion was made by Richard Martie and seconded by Richard Carlson to approve the minutes of the regular meeting held May 3,1994. The motion carried unanimously. A motion was made by Richard Carlson and seconded by Richard Martie to approve the minutes of the regular meeting held June 7, 1994. The motion carried unanimously. 4. Public Hearing --A Gond tignp] usgreguegt to allow a motor fuel station/ convenience stere in a B-3 (highway business) zone. Aonlicant, SunerAmerica Group. SuperAmerica is requesting a conditional use permit which would allow operation of a convenience store at a location previously occupied by Vance's Standard. City staff had reviewed the original plan for zoning compliance and had indicated the changes to SuperAmerica Group to correct and resubmit a corrected set of plans. The updated plan which was submitted with Planning Commission agendas has been reviewed by City staff and meets all the minimum requirements of the zoning ordinance. Cindy Lemm then opened the public. A representative of the SuperAmerica Group explained the SuperAmerica plans for redevelopment of the old Vane's Standard property. With their initial investment to purchase the property and the demolition of the existing facilities to accommodate the new SuperAmerica store, several thousand dollars have been expended to complete a project that they feel will be a very amenable project in the city of Monticello. Page 1 & Planning Commission Minutes - 7/5/94 There being no further discussion from the public, Cindy Lemm then closed the public hearing and asked for any additional input from the Planning Commission members. Planning Commission members were very receptive of the proposed redevelopment of the old Vance's Standard project. With no further input from the Planning Commission members, a motion was made by Jon Bogart and seconded by Richard Martie to approve the conditional use permit to SuperAmerica Group allowing a motor fuel station/convenience store in a B-3 (highway business) zone. Motion carried unanimously. Approval was based on the finding that the operation of a SuperAmerica convenience store in a B-3 zone is consistent with the character and geography of the B-3 zoning district and consistent with the uses in the business neighborhood proposed. The conditional use request is consistent with the comprehensive plan and would not result in depreciation in adjoining land values. Public Hearing --A request to allow a pylon sign to be erected above the 3241 maximum height allowed. Aoolicant. SuaerAmerica Greuu. Jeff O'Neill, Assistant Administrator, explained SuperAmerica's proposal to replace the existing Amoco pylon sign that was removed as part of the Amoco Oil Company removing all on-site equipmenttproperty owned by the Amoco Oil Corporation. SuperAmerica is asking for the variance request to have the pylon sign erected at 66 R above the center of the I-94 road surface, which is where the Vance's Amoco pylon height was before it was removed. Back a few years when Vane's Standard project was developed, a variance request was granted to Vance Florell of Vance's Standard to erect a five -standing pylon sign in excess of the 32-R maximum allowed, that being a 65-R high pylon sign. Cindy Lemm opened the public hearing. Representatives of the SuperAmerica Group explained the process that they have gone through to look at the placement of a pylon sign in the same location at a height that would still be visible Brom the freeway and accomplish some type of visibility for the traffic on Highway 26 and East Oakwood Drive. They have found through their test results that the 66-R pylon sign height that was originally there as part of Vance's Standard Amoco sign is a height that is most desirable to accomplish all of their needs. They also looked at placement of the pylon sign in other locations of the property which they own and stay at the 32 -ft maximum height allowed, but it doesn't accomplish the exposure needed to get above the center of the Highway 25 overpass at 1.94. pago 2 �) Planning Commission Minutes - 7/5/94 Cindy Lemm then closed the public hearing and asked for any further input from Planning Commission members. Much discussion ensued amongst Planning Commission members on the possibility of allowing the SuperAmerica Group to replace the existing pylon sign with another free- standing pylon sign at the 55 -ft maximum height that was there prior to the removal of the pylon sign by the Amoco Oil Corporation. Planning Commission members were very careful in the review of this location as to not set a precedent for other legal, non -conforming signs to be replaced on properties within 800 lineal feet of the I-94 right of way. There being no further input from the Planning Commission members, a motion was made by Jon Bogart and seconded by Richard Martie to approve the variance request to allow a pylon sign to be erected above the 32 -ft maximum height allowed. Voting in favor. Cindy Lemm, Rich Carlson, Brian Stumpf, Opposed: Jon Bogart, Dick Martie. Maximum height for this sign would be 55 ft above the center of the I-94 road surface. Motion is based on the finding that the higher sign height is necessary for practical use of the property, which is uniquely situated to serve freeway customers. It was very difficult to put a sign up at the maximum 32 -ft height above the center of the I.94 road surface to accomplish any type of visibility for this business location. Jeff ONeill, Assistant Administrator, explained Liberty Savings' proposed preliminary plat plan to develop a new Liberty Savings bank/office facility on approximately the southern half of the property. The northerly half of the property would be left in an outlot for future development not known at this time. City staff has reviewed the preliminary plat and finds that it meets the requirements of the subdivision ordinance. Cindy Lemm opened the public hearing. Representatives of Liberty Savings explained their desire to build a new facility in this location to serve the needs of the growing community which Monticello is becoming. They explained that their proposed bank/office facility would be situated on the lot to accommodate future expansion should it be needed at some time in the future. They have no plane at this time for the development of the proposed outlot to the north. Cindy Lemm then closed the public hearing and asked for further input from the Planning Commission members. Richard Carlson indicated he would abstain from voting on items 6 and 7, as he has a conflict of interest. Page 3 Planning Commission Minutes - 7/5/94 There being no further input from the Planning Commission members, a motion was made by Brian Stumpf and seconded by Richard Martie to approve the Liberty Savings preliminary plat. Motion carried. Voting in favor. Cindy Lemm, Jon Bogart, Richard Martie, Brian Stumpf. Abstaining: Richard Carlson. Public Hearing--Consideratign of a condijional use nermit which would allow operation of an office facility irLILPZM zone. Apnlicant. Liberty Savirm Jeff O'Neill, Assistant Administrator, explained that in conjunction with the platting of the Gladys Hoglund property for the new Liberty Savings bank/ office facility, it would be required that the facility be allowed only as a conditional use in a PZM zone. The purpose of the conditional use permit requirement for a business in a PZM zone is to provide design standards that would allow placement of a commercial facility near or adjacent to a residential use. In this case, there are no residential uses adjacent to the facility, therefore, it appears that the site should only be required to meet the minimum requirements of a commercial establishment as required in a B-3 zone. Cindy Lemm then opened the public hearing. Representatives from Liberty Savings told the Planning Commission members their proposed plans for the development of their facility's location. There being no further input from the public, Cindy Lemm closed the public hearing and asked for further comments from the Planning Commission members. There being no further comments from the Planning Commission members, a motion was made by Richard Martie and seconded by Brian Stumpf to approve the conditional use permit which would allow operation of an office facility in a PZM zone. Voting in favor: Cindy Lemm, Jon Bogart, Richard Martie, Brian Stumpf. Abstaining: Richard Carlson. Planning Commission based their findings that the operation of the bank/office fhcility at this location within the PZM zone is acceptable due to separation from residential areas. Development of the facility also is consistent with the comprehensive plan, will not result in depredation of adjoining land values, etc. The site is designed to meet the general requirements of the zoning ordinance for any commercial establishments in a commercial zoning district. No additional site requirements aro contemplated under this alternative due to the fact that there will be no impact on residential arena caused by this development. Page 4 ��� Planning Commission Minutes - 7/5/94 Ph bhc Hearing --A reaue subdivide two existine residential lots an4 a request for a variance allowing a 10 -ft encroachment into the front yarn setback and q reauept for p variance allowing creation of a substandard lot. Aonlicant. Jeffrev Michaelis. Jeff O'Neill, Assistant Administrator, explained Jeff Michaelis' request to allow reconfiguration of Lots 6 and 7 in Block 9 so as to allow development of a 30 -ft by 80 -ft single family house and garage. The proposed reconfiguration will result in creation of two lots equal in square foot area, 10,890 sq ft. This proposal, however, does not call for a simple realignment of the two lots from a north/south direction to an east/west direction. In the most recent past, the City has allowed subdivisions to occur that simply change the lot direction from an east/west direction to a north/south direction. The Michaelis proposal is unique in that the north/south boundary line would be replaced by an east/west line that angles through the two parcels in a fashion to match the home design requirements submitted by Michaelis. O'Neill highlighted those proposed configurations on the overhead transparency. The proposed simple subdivision would result in the need for two variances: 1) The subdivision and home design together result in the need for a variance to the front yard setback requirement for the new house and garage. On the enclosed site plan, it is proposed that the home be placed 20 ft from the front lot line. The minimum requirement by ordinance is a 30 -ft setback. 2) The plan will also result in a reduction in the front footage width of one of the new lots. The subdivision as proposed will increase the level of non -conformity already established with the original lots. The two existing lots of record have 66 ft of frontage, which under today's standards is less than the minimum 80 -ft frontage required by ordinance. Under this simple subdivision proposal, the lot on which the existing house is located will have a front footage width of 59 ft. Cindy Lemm then opened the public hearing. Jeff Michaelis indicated the three options which he would like to have them look at and vote on separately should the first two not be approved. In Michaelis' presentation, he highlighted his concerns for the existing property owner's mother and family members that would result in the least impact on the mother of the existing residence and her family members. Each of the proposals that were presented were highlighted to address the concerns of the family members and Mr. Michaelis' to develop the house and garage plan which he and his wife have selected to build on this vacant corner lot. The owner's family members were in agreement with the first alternative as submitted by Michaelis. Page 5 GID Planning Commission Minutes - 7/5/94 Chairperson Cindy Lemm then closed the public hearing and asked for input from the Planning Commission members. Discussion amongst the Planning Commission members centered around the style and size of the house which Mr. Michaelis has chosen to build. It was unfortunate that a certificate of survey was not completed prior to a purchase agreement being signed by the existing property owner and the proposed new property owner, Mr. Michaelis. Planning Commission has no control over that and has to do the proposals as presented and base their decisions on what has been submitted. If Michaelis' desire was to have a simple subdivision occur with an irregular alignment of these two lots, they felt Michaelis should redesign his plans to accommodate a style of house that would fit on the lot; however, Michaelis has indicated the desire to continue on with the existing plans that they have and make their decisions accordingly. Therefore, a motion was made by Jon Bogart and seconded by Richard Martie to approve a simple subdivision of the two lots in an east/west subdivision alignment that each of the lots would be 82 1/2 ft of frontage on Minnesota Street and 132 ft of depth as measured along 5th Street. Motion carried unanimously. Fpblic Hearing--Considergtign of amendments to the official zoning map changing zoning district designations from a combination of R-1 and Agricultural to A gombination of R-1. R-2. B-3. and PZM zoning distrLi' designations. AND 10. Public Hearing--Considergtion of amendment JO Chapter 13 which would establish reatauran1s. cafe. tga asoma. pnd off sale liapor pa a conLlijional gse in a B-3 ;one if located within 300 ft of a residential dish. AND 11. Public Hearing --Consideration of a oreliminary plat encomnas 'sing the EgbIlLKrauthauer on=, Jeff O'Neill, Assistant Administrator, explained the three items requested for consideration are in conjunction with the platting of two parcels owned by Robert Krouthauer. One of the parcels is in the city, and the other parcel is in the township. The zoning designation plans for the area call for placing Hawk's Bar in a B-3 zone. A small PZM zone is also proposed around the perimeter of the B-3 zone. The area generally between the proposed access point to CSAH 75 extending along the high side of the bluff is proposed to be designated for R-2 zoning, which would allow two-family homes in this area, with the balance of the property being proposed for R-1 uses. The City Planner has reviewed this and is in agreement with the transition of land uses as proposed. Page 6 Planning Commission Minutes - 7/6/94 PLAT DESIGN A plat of this size is accompanied by a number of significant issues the City will need to address. O'Neill highlighted in a brief review of the plat some of the issues that have arisen with this development. The plat proposes 85 single family homes and 46 twin homes and 3 commercial lots. The minimum residential lot size by ordinance is 12,000 sq ft, where the average of these proposed lots is around 16,600 sq fL The property has some unique characteristics, as a bluff runs through the middle of the site. The wdstence of the gravel pit creates unique problems for development of this site. 1. TM sn nortation Issues --Access to CSAR 7j. The primary access point for this proposed plat is located on CSAR 75 just east of Hawk's Bar. There is some concern with access at this point; therefore, City staff has requested that the developer commission a traffic study to be completed by a traffic engineer to analyze the potential impact of allowing access to CSAH 75 at this location. 2. R9#4wpv Width. The developer is asking for a lesser right-of-way width for a main collector road where minimum is 60 ft of right-of- way, and the developer is proposing 50 ft of right-of-way. The standard roadway width in this right-of-way is 36 ft, and the developer is proposing it be at 32 fL When minor streets and cul-de- aac streets are 32 ft in width, the developer is proposing 28 ft. O'Neill highlighted the arguments for the wider street widths and the arguments against the wider street widths. 3. Long Block and Temoorary Cul-de-sac Length. The topography of the land will reduce the ability to construct a street to the masimum street length. 4. Sagitary 9gwer/EAW Threshold. With the total number of houses and townhouses provided for this project, the developer just gets under the minimum requirement for an EAW study. 5. Park Development, The Parkas Commission has met and reviewed the proposed park dedication in conjunction with the site. It is the recommendation of the Parks Commission that the park provided include at least 6 acres of usable, relatively flat land for development of ballfields and play areas. The Parks Commission also indicated they would accept 2 acres of land located on the slope for the purpose of developing a sliding hill. A 7 -acre park would meet the minimum park dedication requirement for this plat. Page 7 '� Planning Commission Minutes - 7/5/94 Storm Water/Grading Issues. A complete, thorough review of the grading plan has not been completed at this time. City staff has requested additional information defining the projected storm water run-off amounts. Due to the huge expense associated with site grading, the developer may be requesting that the City establish a tau increment financing soils correction district. Alo ous Chprch. The developers have met with A Glorious Church to discuss land exchange, which would allow better utilization of the land, thereby enhancing the church property and the development property. Time Linq. The time line for approval of the zoning ordinance related issues and the preliminary plat has been moved back to coincide with transportation issues associated with gaining access to CSAH 75. Cindy Lemur then opened the public hearing. The developers requested that the Planning Commission members continue items 9, 10, and 11 at their next regularly scheduled meeting, and they would appear back to them with further information as requested. Cindy Lem- then closed the public hearing and asked for further input from the Planning Commission members. There being no further input from the Planning Commission members, a motion was made by Jon Bogart and seconded by Richard Martie to table items 9, 10, and 11. Motion carried unanimously. Additional Information Items Consideration of a variance of 8 R to the 10 -ft side yard setback requirement in conjunction with construction of an attached garage. Applicant, Jack and Barb Leeman. Council action: No action required, as the request did not come before them. Consideration of a variance request which would allow placement of a pylon sign within the setback requirement. Applicant, Champion Auto (Warners Automotive). Council action: Denied as per Planning Commission recommendation. Consideration of a preliminary plat replatting the Prairie West subdivision. Applicant, West Prairie Partners. Council action: No action required, as the request did not come before them. Pegs 8 ��� Planning Commission Minutes - 7/5/94 Review the proposed land use plan for development of the Krautbauer property, and consideration of authorizing public hearings for associated zoning ordinance amendments. Council action: No action required, as the request did not come before them It was the consensus of the Planning Commission to set Tuesday, August 2, 1994, 7 pm., as the tentative date for the next Planning Commission meeting. A motion was made by Brian Stumpf and seconded by Richard Carlson to adjourn the meeting. The meeting adjourned at 9:47 p.m. RespecdWy submitted, Gary Anderson Zoning Administrator Page 9 O --)-j