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Planning Commission Agenda Packet 05-03-1994AGENDA REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, May 3, 1984 - 7 pm Members: Cindy Lemm, Richard Carlson, Jon Bogart, Richard Martie, Brian Stumpf 1. Call to order. 2. Approval of minutes of the regular meeting held April b, 1994. 3. Public Hearing Continued --Consideration of preliminary plat of the Eastwood Knoll subdivision. 4. Public Hearing Continued --Consideration of the Emmerich/Klein rezoning and comprehensive plan amendment request, and consideration of the Hoglund/Lundsten rezoning. 5. Public Hearing --Consideration of a conditional use permit allowing a church facility to operate in an R-1 zone. Applicant, A Glorious Church. 8. Public Hearing --Consideration of granting conditional use permits allowing a minor auto repair and towing operation and allowing associated outside storage in a B-3 (highway business) zone. Applicant, Jerry s Towing/Milton Olson. 7. Public Hearing --Consideration of an amendment to Section 34 (G) of the zoning ordinance that further defines minimum floor area requirements for various styles of single family residential structures. Applicant, Monticello Planning Commission. 8. Public Hearing --Consideration of a variance request to allow a garage addition onto an existing house within the ten (10) foot side yard setback requirement. Applicant, Harold Austin. (Gary verbal report at meeting) 9. Public Hearing --Consideration of variance requests which would allow placement of a sign on a public right of -way. Applicant, Monticello -Big Lake Hospital District, (Jeff verbal report at meeting) 10. Adjourn. Planning Commission Agenda - 6/3/94 P_ ublle Hearing Continued. -Consideration of nreliminam plat of the Eastwood Knoll subdivision. (J.O. ) A. REFERENCE AND BACKGROUND: At the previous meeting of the Planning Commission, Planning Commission reviewed revisions to the original subdivision design and discussed other design alternatives for development of Outlots C and D. As a result of the discussion, it was determined that the item should be tabled. Staff was directed to prepare a new design for the subdivision. The new design features a less direct route through the general area, thereby reducing the level of cut -through traffic. City Engineer Bret Weiss obtained input from Jon Bogart regarding this third option and has prepared a sketch plan accordingly. Subsequent to Planning Commission action, the City Council authorized City staff to solicit proposals from developers in purchasing the property outright. Any proposals will be considered at the City Council meeting on May 9, 1994. As you can see, the new plan shifts the connection point between Briar Oakes and Eastwood Knoll to the west. Making the connection at this location will have the effect of eliminating the exclusive cul-de-sac planned for the final phase of the Briar Oakes subdivision. Perhaps this plan could be improved by shifting the connection point slightly to the east, thereby saving the Briar Oakes cul-de-sac. This plan also places the collector roadway on the portion of the terrain where grades are the steepest. Although through traffic will be reduced because of the design, the through traffic that does use this road will be traversing significant grades on Eastwood Knoll. Finally, the design as shown does not eliminate access to Meadow Oak Lane. In fact, it could occur that traffic from Briar Oakes might find it preferable to use Meadow Oak Lane to get to the freeway access versus the collector road. This is because using Meadow Oak Lane is the most direct route to the freeway under this design. Planning Commission is asked to review the three basic designs proposed for the Eastwood Knoll subdivision and determine a preference. �-VIIlUUII SI.LhI�I[i�:E Motion to approve the preliminary plat of the Eastwood Knoll subdivision under the orieinal design. Planning Commission Agenda - 6/3/94 Under this alternative, the City will be assured of achieving its goal of creating an exclusive, isolated neighborhood. As a result, additional traffic impacts will be experienced by the existing Meadow Oak neighborhood. As a variation of this alternative, the connection to Briar Oakes could be eliminated, thereby maintaining separation as envisioned under the original PUD design. Under this alternative, the future connection of Briar Oakes to Eastwood Knoll would be eliminated, thereby eliminating any possibility of cut -through traffic traveling in either direction. Briar Oakes traffic created by 64 lots would enter and leave at one location; Meadow Oak/Eastwood Knoll traffic consisting of traffic generated by 62 lots would also enter and leave the subdivision at one location. This alternative is not consistent with the standard practice of providing at least two outlets from each development; however, due to the relatively small size of each subdivision and due to the potential of the road becoming a shortcut for traffic outside the development, it might make some sense to select this alternative. This alternative will impact the efficiency of snow removal, bus service, and police patrol services by requiring longer travel distance between subdivisions. Motion to approve the preliminary plat of the Eastwood Knoll subdivision following the Meadow Oak Lane bvoass" design. The alternative plan features the extension of the roadway from Briar Oakes extending through the site, thereby providing direct access to Meadow Oak Avenue and bypassing" Meadow Oak Estates. Under this configuration, additional traffic impact on Meadow Oak Lane will be minimized, and the roadway connecting the Briar Oakes area to Meadow Oak Lane through Eastwood Knoll can be constructed to a 313-R, wide minimum, which is the City standard for this type of roadway. By keeping additional traffic out of the Meadow Oak Estates area, property values in Meadow Oak Estates can be maintained. The downside of this alternative is that the lots created along either side of the collector road on Eastwood Knoll will not be as exclusive as under the original design and will likely, therefore, fotch a lower Planning Commission Agenda - 5/3/94 price. This design will not affect the exclusivity of the lots on the Eastwood Knoll cul-de-sac to the west. Under this alternative, the City's goal of creating an exclusive neighborhood for the entire area is diminished; however, preserving the exclusivity of the original Meadow Oak Estates is maintained. As a final note, the City will need to acquire a lot along Meadow Oak Avenue for a through street. According to Rick, there is at least $25,000 in delinquent taxes and assessments against this property. He is relatively certain that the City can acquire it through the tax foreclosure process or through a direct sale of the property by Dickman Knutson to the City. As a variation of this alternative, the connection of the through street to Briar Oakes could be eliminated, thus eliminating the drive- through traffic and maintaining exclusivity. This would also result in creation of a separate entrance to Eastwood Knoll apart from the Meadow Oak entrance. From a marketing standpoint, it may be an advantage in creating a separate entrance, as it would provide the opportunity for placement of landscaping, signage, etc., which would assist in creating an attitude supporting higher -end housing. Motion to recommend approval of the latest subdivision design. Under this alternative, the Planning Commission prefers the latest design submitted by the City Engineer, which calls for shifting of the Briar Oakes/Eastwood Knoll connection point farther to the west, thereby creating a less direct route through the area, which achieves the goal of providing a through street while at the same time inhibiting or discouraging cut4through traffic due to the convoluted nature of the road configuration. C. STAFF RECOMMENDATION: Although the latest design (3) does appear to achieve the goal of discouraging cut -through traffic, it will also result in the loss of the Briar Oakes cul-de-sac. City staff is certain that the developer of the Briar Oakes subdivision would not support this alternative. In addition, we are concerned that under this design, Meadow Oak Lane will likely be used as Cho collector road, as it provides the most direct route from Briar Oakes to the freeway. Rather than recommending a specific design for the Planning Commission, City staff recommends that the following two goals be achieved with whatever design the Planning Commission selects. Planning Commission Agenda - 5/3/94 The fust goal would be to make sure that design of the subdivision does not dump excessive amounts of traffic through the Meadow Oak Estates neighborhood. This goal would appear to eliminate alternative til. The design should not negatively impact the Briar Oakes subdivision design. This goal would appear to eliminate alternative #3 or require that this design alternative be modified. The subdivision design should incorporate the natural features of the site. D. SUPPORTING DATA: Site plans showing alternative &1 (original design), alternative q2 (bypass design), alternative #3 (eliminate Briar Oakes/Oak Ridge connection). 11 I ul- MONTICELLO WRIGHT hDUN7Y MI -VICINIt-mp -6 AWPOSED WNIAC RAIMO WIT OEVROPWNr #Wj 0-1 RESIDWIAL .................. C) VA . T 12 . 04 ZP -72 P Of -VICINIt-mp -6 jftef�rLC' #�a-•r �' ell•;. MEADOW OAK AVE. Drown F3r, L Drawing iiuq R G 0 ..tg.,ne. DuU, Oylrw • 4,1„�M.. n...M.. ew�a. 3/20/94 0 290 A SCALE IN FEET Cwroa. l 3445. L3 Amtemi;ue 016. MEADOW OAK AVE. -- = "- : ' • ` r Urown eyl Drawing Title R G D gKolon Dale, ejoel�te.. IAO. C '26/94 ap..o.. erau.w . n...».. e....,.,. O M n.. e.r. • WM. h..w� e....rw►o �arur.aawure 0 290 4�0 SCALE IN FEET Comm. No. 3445.00 Figure B rwr.v.w+ 9 Planning Commission Agenda - 5/3/94 4. Public Hearinu Continued—Consideration of the Emmerich/Wein rezoning and comprehensive plan amendment renueat. and consideration of the Hoalund/Lundsten rezoninq. (J.0.) A. REFERENCE AND BACKGROUND: At the previous meeting, Planning Commission was provided additional information which outlined the impact of various land use development patterns for the subject area. The presentation was geared to address questions pertaining to proper land use transitions and concerns regarding maintenance of industrial land inventory. In the presentation, a video was provided which showed examples of how the City of New Hope has made transitions between industrial and residential land. An inventory of available land by type of use was provided, which provided rough projections as to available supply in terms of years remaining by type of land use. The purpose of this presentation is to give you information not already presented at the previous meeting and to add clarity to the discussion by reducing alternatives. NEW INFORMATION At the previous meeting, Planning Commission acted to table the matter further and requested that staff follow-up the New Hope video by contacting New Hope City Hall with specific questions regarding the effectiveness of the berming shown in the video. Questions to be asked include the following: Are property values for residential property negatively impacted by proximity to industry? Do industries report problems with trespassing? Aro multi -family vacancy rates impacted? Etc. A report on this issue as compiled by Northwest consultants will be provided at the meeting, Also as follow-up to the last meeting, I asked Northwest Consultants to prepare a land use configuration that would preserve additional industrial land on the north half of the Klein site. A sketch plan showing this alternative along with a report is also provided for your review. B. ALTERNATIVE; ACTIONS: DECISION 1: Emmerich Rezoning Request A. Motion to adopt or modify and adopt the zoning map amendment request based on the finding that the rezoning is consistent with the 58 Planning Commission Agenda - 5/3/94 comprehensive plan, consistent with the character and geography of the area, will not result in a depreciation in land values, and there is a demonstrated need for the types of land uses proposed. B. Motion to deny the zoning map amendment request. DECISION 2: Klein Comprehensive Plan Amendments A. Motion to amend the comprehensive plan by specifically identifying acceptable land uses as requested by Klein. Under this alternative, the Planning Commission is satisfied with the land use plan as proposed. The next step for Klein is to request annexation followed by a rezoning process. Klein's property, when annexed, enters the city with the AG designation and must subsequently be zoned to match the comp plan designation. B. Motion to amend the comprehensive plan by identifying industrial and residential land uses in the north 80 acres of the Klein site. DECISION 3: Hoglund/Lundsten Rezone Motion to adopt or modify and adopt the zoning map amendment request based on the finding that the rezoning is consistent with the comprehensive plan, consistent with the character and geography of the area, will not result in a depreciation in land values, and there is a demonstrated need for the types of land uses proposed. B. Motion to deny the zoning map amendment request. Under this alternative, Planning Commission could decide to defer any decisions on this matter until road system development needs are better understood. As noted earlier, it is possible that Chelsea Road could be extended along the northern boundary of the rezone, site which would provide improved access, thus making the site a better candidate for B-3 zoning. In addition, in order to control where adult uses locate, the City must provide a percentage of available land 11-21 for such uses. The Lundsten property, with its 1-2 designation, provides a place for adult uses some distance from residential uses. If the City provides only a very small 9b Planning Commission Agenda - 5/3/94 supply of land available for adult land uses, then it could be accused of excluding adult uses, which could be used as a justification for an adult use locating in another section of the city. Reasons for su000rting the Emmerich/Iaein or000saL or alternatives 1. A. and 2. A. a. Land inventory - sufficient industrial land currently within the city is available to handle short- and medium-term needs (1-15 years). Land is available within the township to address long- term needs. Plan for new interchange in 15 to 20 years on NW side of community. b. Proper transition for industrial and residential land uses can be achieved. Isolation of 1-2 area can be achieved through berming and separation of residential and industrial traffic. C. A district to serve regional commercial enterprises needs to be established to allow Monticello to compete with other communities. d. Land use configuration will encourage timely and economical development of Fallon Avenue and School Boulevard. Congestion and unacceptable mixing of industrial and residential traffic is occurring at various locations. In addition, Fallon Avenue needs to be widened. This alternative matches current land use demand and will, therefore, result in development of roadways at a quicker pace. e. The Kjellberg property is better suited for commercial use than residential use due to pipeline and powerline easements. Reasons for sunoorting niternativm 1. B. and 2. B. a. Land in the city is finite. Industrial land should be preserved when possible to assure long-term solid tax base. b There are no guarantees that land in township could be zoned or developed for industrial use in the long-term future. C. The City should consider sharing utility extension expenses through future industrial areas in order to protect industrial land inventory. 50 Planning Commission Agenda - 5/3/94 C. STAFF RECOMMENDATION: Staff supports the Emmerich/IQein plan; however, we agree that strong steps are needed to develop industrial land in the city and to preserve potential industrial land outside of the city. The steps proposed are outlined on the attached area map. Staff recommends that the Hoglund/Lundsten rezoning question be tabled or denied pending completion of the transportation study and completion of the comprehensive plan. SUPPORTING DATA: Recommendations: HRA, IDC, Chamber of Commerce; Area map outlining Planner's recommendation; Planners comments - New Hope berming efforts, to be provided at the meeting; Planner's comments/map - North Iflein industrial; Draft infrastructure plan; Excerpts from comprehensive plan. sd MAY- 2-94 MON 17:12 0 P.02 NrNorthwest Associated Consultants, Inc. URBAN VL AN NI NO • DESIGN • MARKS? R lSR A RCN MEMORANDUM TO: Jell O'Neill FROM: Alan erixius DATE: 2 May 1994 &E: Monticello - industrial Screening FILE NO: 191.07 - 94.02 As per your request, we have contacted Kirk McDonald, Assistant City Administrator and Doug Sandstad, City Building inspector of the City of New Hope and interviewed them regarding industrial residential land use screening. Specifically, lour sites were discussed. mac'" f^1[ New Hope staff prefaced their responses with the following comment •1 i. The City is an older community. The City deals with never development and in-place expansion with stricter screening standards now than may have originally been applied. Through the City,a growth experience, the City has learned what to effective with regard to screening. 2. Effective land use transition and compatible land use patterns deal with more than screening. Setbacks, building orientation, limitation on outside activity areas in combination with screening provide the most effective transition between industrial and residential properties. 7. Continued code enforcement of noise standards and property maintenance is also necessary Be the industrial site ages and equipment may not operate as effectively as when it was new. MAY- 2-94 M o m 17:13 0 l Creamettes P.03 The Creamettes facility is located on 36th Avenue in New Hope. The site abuts Single family housing on the east and multiple family to the southeast. Over the years, this facility has generated complaints with regard to truck traffic, noise from rooftop equipment and pasta odors. Over the past ten years Creamettes has expanded a number of times. With each expansion, the City has attempted to reduce the impact on adjacent residents. • The replacement of rooftop equipment has resolved noise issues in Summer months. • Re -orientation of the loading dock to the south of the building and extensive screening has reduced traffic and noise complaints. • Extensive screening along the east property line has reduced site aesthetic concerns. The City still receives an occasion complaint, however, the past 1 improvements have been effective. Emerald Pointe Aparbnente Emerald Point* Apartments is located at 36th Street in New Hope. This apartment complex abuts industrial on the south and east and commercial to the west. This apartment complex was developed after the industrial park. Site design was important to avoid ccaipatibility concerns. • The buildings are setback from the industrial and cc=rcial land uses. Parking and landscape areae are used to provide distance separation. • Screening is provided along the periphery of the site. • The two apartment buildings are designed to orient the building away from the industrial sites. only a limited number of apartments have views of the industrial areas. • The apartment recreation area is located in a center court yard screened from the industrial areas by the building and landscaping. a MAY- 2-94 M O N 17:13 0 P. 0.4 The complaints from this complex have been sparse and generally relate to industrial or commercial site appearance for and and 3rd floor apartment tenants. 491h and Wim Aparturmts This area is an older area of the City. The apartment abuts a warehousing facility to the north. While the City has required extensive screening between the two uses, the City has received complaints with regard to truck traffic and noise. The warehouse facility accesses a rail spur to the north. As a result all building truck traffic and access is south of the building along the apartment property. The proximity of the semi -trucks to the apartments has created noise problems for those residents. The City has placed restrictions on truck use to reduce the noise problems. The building inspector relates the land use issues in this.area to building orientation and the nice of the industrial site. -gab Street Townhomes The townhomes located on 50th Street and winnetke abut industrial to the north. The industrial land was developed after the townhomse. in the industrial site development the following design items were emphasised: • targe setback from residential area. • Extensive screening and berming along the south property line to screen the residential areas. • Building orientation to reduce activity concerns. The Building Inspector indicated that currently no complaints have been recieved. However, past complaints included noise from trucks at night and odors. The noise problems were resolved by change of building tenants. The odor problem was corrected through the required replacement of a facility incinerator. 3 MAY- 2-94 MON 1TS14 0 Conckdon P.05 Now Hope has a limited supply of vacant land. As ouch, they are particularly sensitive to any new construction, building alteration or expaneLon. They stress quality in all aspects of site design and the City's Design and Review Committee is particularly effective in its application of screening, landscaping and building appearance regulations. IrN Northwest Associated Consultants, Inc. + C URBAN PL ANNI 180 • DESIGN • MARK ■ T RESIA FICH MEMORAIWUM TO: Jeff O'Neill FROM: Stephen Grittman DATE: 27 April 1994 RE: Monticello - Klein Emmerich - Oakwood Industrial Park Expansion FILE NO: 191.07 - 94.02 Enclosed is the conceptual expansion of the Oakwood Industrial Park. The access pointe are from Dundas and Oakwood Drive (County Rd. 118). The westerly access road from Dundas would be optional, and in fact, may not provide any substantive benefit. Buffering would be an issue on the east boundary with the school (along Fallon Avenue), as well as the transition between the Industrial and the Multiple Family. We have tried to make sure that the traffic patterns are not mixed in an effort to preserve the value of School Boulevard. However, this necessarily results in an additional access street to serve the multiple family area. This layout would push the Single Family area approximately 1,000 feet further south due to the depth of the Industrial area. The transition between Industrial and Multiple Family is still required. While we still believe that the original plan is more responsive to the realities of the City's future development, the attached layout would be our recommendation if the City determines that the preservation of additional industrial land is the better approach. The memo attached to the plan gives some details to the layout. 5775 Wayzata Blvd. - Suite 555 - Sl. Louts Park, MN 55416.(612) 595 -9636 -Fax. 595-9837 MEMORANDUM TO: Stephen Grittman FROM: Bob Kirmis DATE: 26 April 1994 RE: Monticello - Klein/Emmerich Mixed Use Concept (Chelsea Area) FILE NO: 191.07 - 94.02 Attached please find an alternative concept plan for development of the Klein property located south of the Oakwood Industrial Park and west of Fallon Avenue. The alternative is intended to make an allowance for additional industrial land use in the area. As shown on the attached concept plan, a southern expansion of the industrial park has been proposed with new lots being serviced by an internal loop street from Oakwood Drive and Dundas Road. In total, an additional 52.6 acres of industrial land have been proposed. Lots within the expansion area range from 2.8 to 6.4 acres in size. To be noted is that southerly street extensions into the industrial expansion area would overlay existing platted property within Block 3 of the industrial park. Thus, a resubdivision will be necessary to accommodate the extensions. Directly south of the industrial park expansion area, approximately 35 acres of multiple family residential development has been proposed. Such a use is intended to provide a logical transition in land use between industrial development to the north and low density residential development to the south. Multiple family use would be provided access from an interior loop street from School Street. Such street overlays an existing United Power Association easement. Directly south of School Street, approximately 61 acres of low density residential development has been proposed. If you have any questions or comments regarding this material, please advise. PROPOSED LAND USES 0 LOW DENSITY RESIDENTIAL WE • 1-4 ® MULTIPLE FAMILY RESIDENTIAL mmm NEW STREET V.808. ® INDUSTRIAL 'ERWO � MONTICBLLO INDUSTRIAL DEVELOPMENT COMMITTBB ���� SPECIAL MEETING, MARCH 31, 1994 - 7:30 A.M. ` CITY HALL MEMBERS PRESENT: Chairperson John McVay, Shelley Johnson, Cyndie Johnson, Bill Tapper, Dennis Taylor, Merrlyn Seefeldt, Ron Hoglund, Ren Maus, Jim Fleming, Don Smith, and Dr. Glenn Nemc. MEMBERS ABSENT: Kevin Doty, Tom Lindquist, Steven Lemme, Arve Grimemo, Harvey Kendall, and Jay Morrell. GUEST: Bill Enders. STAFF PRESENT: 011ie Koropchak. STAFF ABSENT: Rick Wolfsteller and Jeff 0' Neill. THE FOLLOWING RECOMMENDATIONS WERE MADE BY A GENERAL CONSENSUS OF THE IDC MEMBERSHIP: 1. Recommends the Planning Commission consider endorsing the Initiation of a long-range industrial land use study focusing on freeway access and transportation circulation. (The IDC was not convinced the Planner had given much thought to this. 2. Rcommende the Planning Commission consider endorsing the rezoning of the Stuart Hoglund property from 0-3 to I-1. (To enhance and preserve sellable industrial land.) 3. Recommends the Planning Commission consider endorsing a buffer •sone". not just a buffer, between the I-2 Zone and the proposed R-3 Zone of the Klein property. (The IDC views the abutting I-2 Zone and R-3 Zone as incompatible.) 4. Recommends the Planning Commission consider endorsing the continuation of the study for potential freeway interchanges to the east and west of the Highway 28 Interchange and for the Fallon Avenue Overpass. (To enhance and preserve a long- range freeway interchange plan and a north/south connector route for the City of Monticello.)