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Planning Commission Agenda Packet 02-02-1993I AGENDA REGULAR IYIEETING - MONTICELLO PLANNING COMMISSION Tuesday, February 2,1993 - 7 p.m Members: Cindy Lemm, Richard Martie, Jon Bogart, Richard Carlson, Brian Stumpf 7:00 pm 1. Call to order. 7:02 pm 2. Approval of minutes of the regular meeting held January 5, 1993. 7:05 pm 3. Public Hearing—Consideration of a request to rezone Oak Ridge subdivision from PUD (planned unit development) to R-1 (residential single family) zoning designation. Applicant, Tony Emmerich. 7:10 pm 4. Public Hearing --Consideration ofapproval of the preliminary plat of the Oak Ridge subdivision. Applicant, Tony Emmerich. 8:00 pm 5. Public Hearing --Consideration of approval of the replat of Phase I of the Evergreens subdivision. Applicant, Kent Kjellberg. 8:05 pm 8. Adjournment. r. MEVUTES REGULAR MEETING - MONTICELLO PLANNING COM!WMION Tuesday, January 5. 1893 - 7 p.m Members Present: Richard Martie, Jon Bogart, Cindy Lemm, Richard Carlson, Brian Stumpf Members Absent: None Staff Present: Gary Anderson; Jeff O'Neill; Steve Grittman, Consulting Planner 1. The meeting was called to order by Acting Chairperson, Cindy Lemm, at 7 p.m. 2. A motion was made by Jon Bogart and seconded by Richard Martie to approve the minutes of the regular meeting held December 1, 1992. Motion carried unanimously. 3. Election of the 1993 Monticello Plannine Commission Chairperson. A motion was made by Jon Bogart and seconded by Richard Martie to appoint Cindy Lemm as the 1993 Monticello Planning Commission Chairperson. Motion carried unanimously. 4. Election of the 1993 Monticello Plannine Commission Vice Chairperson. A motion was made by Richard Martie and seconded by Richard Carlson to appoint Jon Bogart as the 1993 Monticello Planning Commission Vice Chairperson. Voting in favor: Cindy Lemm, Richard Martie, Richard Carlson, Brian Stumpf. Abstaining: Jon Bogart. G. Public Henrina-Consideration of a request to rfRIpt four exis ine townhouse lots into three townhouse lots. Applicant. Jav Miller, Gary Anderson, Zoning Administrator, reviewed Mr. Millers request to replat four existing townhouse lots into three townhouse lots. Anderson explained that the townhouse lots would be wider than the existing four platted townhouse lots, ranging in width from 28 ft wide in the center unit to 38 ft wide in the end units. The townhouse lots also have additional depth to include a deck and/or porch that might be constructed to the rear of the townhouses and would he included as property that the townhouse owner owns and not owned jointly as commons area within the townhouse association. The proposed lots do meet the minimum side yard setback, which is 10 fl, and meet and/or exceed the minimum front and rear yard setbacks of 30 ft Page 1 Planning Commission Minutes - 115/93 Chairperson Cindy Lemm then opened the public hearing. There being no further input from the public, she then closed the public hearing and opened the meeting for 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 Richard Carlson to approve the replatting request to replat four townhouse lots into three townhouse lots. Motion carried unanimously. 6. Public Hearing—Consideration of a preliminary plat regpest of phase III, Cardinal Hills residential subdivision. Applicant. Value Plus Homes. Jeff O Neill, Assistant Administrator, explained the background to the development of the preliminary plat for phase III of the Cardinal Hills residential subdivision plat. The following items were discussed. 1. The plat is 20.45 acres, which is proposed to be developed into approximately 50 residential lots. 2. Parcel Standards. The lots meet the minimum lot square footage requirement of 12,000 aq ft and the minimum lot width of 80 ft of setback at the property line. 3. Sanitary Sewer and Water Systems. The sanitary sewer and water systems are included with this part, as it's already been determined that it is feasible to serve phase 111 of the Cardinal Hills residential subdivision plat. 4. Storm Water System. Phase III shows development of a storm water ponding area along the northerly boundary of the property. This ponding area will serve to maintain storm water from the third phase. 6. Road System. The third phase calls for two access roads to School Boulevard. 6. Park Development. There is no park development proposed with phase I11. It is proposed that cash be paid to satisfy the park dedication requirement. 7. Sidewalk. A sidewalk is proposed along the north side of School Boulevard. 8. Walkways. It is proposed to extend walkway easements for walk paths between the two roadways in phase III and between School Boulevard and the parallel roadway to the south. Page 2 Planning Commission Minutes - V5/93 9. Grading and Drainage Plan. The grading and drainage plan has already been prepared by our City Engineer. Cindy Lemm then opened the public hearing. There being no further input, Chairperson Cindy Lemm closed the public hearing and opened the meeting for input from the Planning Commission members. Questions raised by the commission members dealt with the overall drainage plan, they would like input from the Parks Commission on park dedication for this development, and the walking paths highlighted by O'Neill. Chairperson Cindy Lemm tabled this request until item #7, the rezoning request, was heard first. Public Hearing --Consideration of a rezoning request for phase III and the balangee of the undeveloped Portion of Cardinal Hills residential subdivision Plat from AO (agriculture -open soace) to R-1 (single family residential), Applicant. Value Plus Homes. Jeff O'Neill, Assistant Administrator, reviewed the rezoning request. Steve Grittman reviewed the merits of rezoning in terms of the impact on the city and recommended that the rezoning be allowed. The developers indicated their desire is to maintain approximately a 20% different mix of housing within each phase of the development. O'Neill noted that this a goal only. The city cannot legally require development of a specific mix of housing types. There being no further input from the Planning Commission members, a motion was made by Jon Bogart and seconded by Richard Martio to approve the rezoning request which would rezone the balance of the Cardinal Hills residential subdivision from AO (agriculture -open spam) to R-1 (single family residential). The approval to rezone is based on the finding that the rezoning is consistent with the comprehensive plan, and the request is consistent with the geography and character of the area. Motion carried unanimously. The Planning Commission is also comfortable with the development as it has progressed and is comfortable that there is sufficient land area in and around the city that can he served by public utilities to satisfy the various housing market demands. Page 3 Planning Commission Minutes - 1/5/93 6. Continuation of Public Hearing—Consideration of a ureliminarv, plat reauest of chase Ill. Cardinal Hills residential subdivision. Aoulicant. Value Plus Homes. A motion was made by Richard Carlson and seconded by Jon Bogart to approve the Cardinal Hills 3rd Addition with the following conditions: 1. Verification that all lots meet the minimum square footage and lot width. 2. Approval of the water, sewer, and storm sewer plan with associated grading. 3. Accept cash in lieu of land for park dedication for phase 111. Request Parks Commission's assistance in determining park dedication requirement for balance of development area. 4. Additional walking path easement be provided extending north and south at midblock. Motion carried unanimously. 8. Public Hearing—Consillerptign of a greliminary alae Feuug@t gf ahaso 1. The Evergreens residential subdivision plat. Annlicant. Kent Kiellberq. Jeff O'Neill, Assistant Administrator, explained that the preliminary plat for phase 1 was received late Wednesday. Staff has not had time to properly prepare review of the preliminary plat. City staff recommends that the public hearing item be continued at the next regularly scheduled meeting. Cindy L.emm opened the public hearing. After discussion, a motion was made by Richard Carlson and seconded by Richard Martin to continue the public hearing until the next regularly scheduled meeting on February 2, 1993, at 7 p.m. Motion carried unanimously. 9. Public iScarina•-Consideration of ark prdinanqL.pmp.ndmenk to Chpnle 3. CCencral Provisi(lns. of thq Monticello 7.oning Ordinpneo pv adding 3.2. Coullnunicdtiop Devicep. %yhich would allo}v and regulate the operation of iaptellite dish/communication devices. Anolicnnt. Monticello Planning Commission. Jeff' O'Neill, Assistant Administrator, reviewed the proposed ordinance amendment regulating the location of satellite dishes within zoning districts within the city of Monticello. Page 4 Planning Commission Minutes - 1/5/93 A motion was made by Jon Bogart and seconded by Brian Stumpf to approve the revisions, with item #3 as identified by O'Neill. Also a change in item N3 from authorized structure to conforming building. Motion carried unanimously. 10. Review of city ordinance regulating banners and consider calling a public hearing on the ordinance amendment that would allow greater use of temPorary signs/banners. No one was present from the public to discuss this item. Steve Grittman explained that for retail business, using an additional sign doesn't influence most business traffic, and it also takes away from the business. Additional signage using banners has two problems --it doesn't affect additional business activity and is an enforcement headache. Grittman suggested that a compromise would be to promote additional permanent signage and not additional temporary signs. The consensus of the Planning Commission members was to leave the current sign ordinance in effect as is until a petition for an ordinance amendment is received. Planning Commission would like the record to reflect that it is disappointed that there were no commercial owners/property managers in attendance at this meeting. 11. Sketch Plan review --Country Oaks subdivision. Jon Bogart, Planning Commission member, stepped down from the meeting to explain the proposed residential development that he is has been working on in conjunction with his employer, John Oliver and Associates. Planning Commission members felt comfortable with the plat as presented by Bogart and recommended that they continue with the sketch plan to preliminary plat form and would he looking to consider possible approval of the preliminary plat at their next regularly scheduled meeting on February 2, 1893. Additionnl Informnt.ion Items 1. Review city ordinance regulating banners and temporary signs. Council action: No action required, as the request did not come before them. Page 6 Planning Commission Minutes - 1/5!933 R 2. Set the next date for the Monticello Planning Commission meeting for Tuesday, February 2, 1993, 7 p.m. 3. A motion was made by Brian Stumpf and seconded by Jon Bogart to adjourn the meeting. The meeting adjourned at 9:33 p.m. Respectfully submitted, Gary Anderson Zoning Administrator Page 6 Planning Commission Agenda - 212/93 3. Public Hearina—Consideration of a reagest to rezone Oak Ridge subdivision from PUD (planned unit deyelooment) to R-1 (residential single family) zoning designation. Annlicant. Tonv Emmerich. 0.O.) It is suggested that this request be tabled pending resolution of issues associated with the preliminary plat of Oak Ridge subdivision. Planning Commission Agenda - 2/2193 Public Hearing --Consideration of aDDropal of the mVliminpm plat of the Oak Ridge subdivision. AmAicanL Tonv Emmerich. (J.O.) REFERENCE AND BACKGROUND: City staff requests that Planning Commission review and discuss issues relating to the plat, and table approval. On Wednesday, January 27, 1992, city staff had the opportunity to review the initial draft of the plat in detail. The review found a number of items that needed adjustment. At this time it is not known if the adjustment to the first draft will be made by the developer's engineer in time for the meeting. Attached is a staff review of the initial draft of the plat which was submitted to the engineers. Also included is a copy of the original draft of the preliminary draft. The following report is intended to generate discussion and does not constitute a complete staff review. A complete review will be provided after the preliminary plat design has been updated. Wetlands At this point in time, staff is notsure if the proposed plan achieves the State of Minnesota "no net loss" requirement. On Monday, the developers wetland biologist and the City Engineer's wetland specialist will be discussing the matter. The present design of the plat could change significantly if it is determined on Monday that the proposed plat development is not consistent with state law governing wetlands protection. Who should "own" Wetlands/Nature Area This is a question that deserves significant review. The Oak Ridge plat includes a relatively large area bordering the wetlands that may have a public purpose. Perhaps a nature trail should extend alongside or through this area. Perhaps a portion could be used for a mini -park. Following aro some options for defining ownership/control of the area. Draw lot lines to the center of the wetland and prepare wetland easement lines outlining protected wetland areas. Planning Commission Agenda - 2/2/93 Under this alternative, Planning Commission takes the position that there is no public value associated with the wetland and therefore the area should remain private. This alternative is desirable because it enables the city to remove public nuisance items and then charge the cost to the property owners. b. Draw lot lines to the center of the wetland, but prepare trail easement. Under this alternative, the Planning Commission acknowledges some public benefit by identifying a trail route. However, the general area remains essentially private. City cleanup of the area can be assessed to the property owners. Property owners maintain the property along the boundaries of the trail. City is responsible for long term maintenance of the trail. Identify entire area as park or public land. Under this alternative, the Planning Commission views the area as providing significant benefit to the public and it should be preserved for public use for both park and trail. If this is the case, ample access should he provided to the area. Under this alternative, the area becomes a long term maintenance concern. All cleanup of the area must be done at the overall expense of the city. Planning Commission is asked to review the plat in terms of the three options above and make a recommendation. 3. Street Widths It is proposed that two of the cul-de-sacs be developed at a row width of 50 feet and street surface width of 32 feet. This proposal is consistent with the city ordinance, but is not consistent with the design standards recently followed by the city. The city standards recently followed reveal u street row width of 60 feet and a road surface width of 36 feet. The city ordinance standards appear reasonable when applied to cul -do - sacs where there is limited traffic. Very few cities require a 36 foot road surface in residential areas on minor streets. On the other hand, the wider streets provide ample room for parking and pedestrians. 0 Planning Commission Agenda - 2/2/93 ALTERNATIVE ACTIONS: Staff believes that the single alternative available is to review the plat but table a recommendation until staff has had the opportunity to review the latest update to the plat in detail. C. SUPPORTING DATA: Copy of staff review of first draft of preliminary plat; Copy of preliminary plat. t H 250 East Broadway P. 0. Box 1147 Monticello, MN 55362.9245 MEMO Phone: (612) 2952711 Metro: (612) 333.5739 Fax.- (612) 29S-4404 TO: Jon Bogart, John Simola, Bret Weiss, and Rick Wolfsteller FROM: Jeff O'Neill, Assistant Administrator 00 DATE: January 28, 1993 RE: Stair review of the Oak Ridge preliminary plat conducted January 27, 1993 John Simola, Bret Weiss, and I reviewed the preliminary, plat of the Oak Ridge subdivision. City staff comments are as follows. Planning and Zoning 1. Please identify the zoning classification for the )and within and abutting the subdivision. 2. Identify the acreage of Outlot A. 3. Lot 1, Block 1, and Lot 4, Block 1, are less than 12,000 sq ft in total area. These lots must be modified to match the minimum square footage requirement of 12,000 sq ft. 4. Verify that all lots have an 80 -ft width at the setback line. A number of lots on curves show setbacks less than 80 ft at the street right-of-way. For Iota of this category, please identify the lot width at the setback line. Modify lots on cul -do -sacs to show minimum lot width of street equal to fib ft and verify 80-R width of setback. 6. It is suggested that the main drive through the development, which includes Oakviow Lane, Oak Ridge Drive, and Meadow Oak Drive, be converted to a single name. We are suggesting that the name be Meadow Oak Drive. D Memo Oak Ridge Preliminary Plat January 28, 1993 Page 2 6. Identify the name and operating authority of the utility line that cuts through the center of the development. It is also suggested that island delineators be considered at the entrance to Oakview Lane and Meadow Oak Circle. Wetland 1. Identify wetland areas and mitigation plan. A. Identify land area and total acreage of original wetland area. B. Identify wetland areas by type that will be impacted or filled with this development and provide acreage impacted by type. C. Identify areas that are not now wetlands that will be converted to wetlands and identify type created and total acreage of these areas. 2. It appears that there is a disparity between the City Engineer's inventory of the wetland and the wetland identified by your biologist. Please arrange a meeting between the two experts to determine the precise extent of the wetland. 3. According to the City Engineer, the Army Corps of Engineers will likely require that storm drainage be deposited directly into the pond areas proposed for mitigation. A sand filter would need to be installed between created ponds and the existing wetland areas. The storm drainage plan should be modified accordingly. Staff urges that a City -approved mitigation plan be the basis of your application to the Army Corps of Engineers. 4. A potential wetland area was identified at the location of Lots 13 and 14, Block 4. Please verify. b. Consider removal of Oak Ridge Circle. It appears that removal of this circle and realignment of property lines would result in the net loss of only one lot. In return, a major area of the wetland would not need to be filled and numerous trees could remain, and the cost of the circle and associated utilities would be eliminated. Grndine Plan 1. According to the City Engineer, the cut proposed at Oakviow Lane appears excessive and would result in significant tree loss. Similarly, the filling to occur at Meadow i Oak Court appears excessive and would result in significant tree loss and severe y Memo Oak Ridge Preliminary Plat January 28, 1993 Page 3 slopes. In addition, the stone water pipe identified at Oakview Lane between Oak Ridge Circle and Oak View Court is proposed to be installed at a point where the terrain is at its highest. The City Engineer suggests that the drainage plan be altered to better fit the natural terrain. 2. Identify the high water mark for the development area. Show flood elevations and also show run-off calculations. The storm sewer capacity and calculations should be based on the ten-year event. The flood event calculation should be based on the 100 - year event. Storm water calculations should be based on watershed area and not limited to the boundaries of the plat. 3. Provide a narrative description of the impact of the development on the site in terms of its present natural characteristics and outline the impact of the development on the existing forest area. In other words, show the limits of tree removal and the limits of the remaining trees. 4. Show lot and block numbers on the grading plan. b. Modify house types in the Meadow Oak Circle cul-de-sac to accommodate sanitary sewer. 6. Identify house style, i.e., walkout rambler, split, etc. Water Main 1. It appears that installation of utilities is feasible; however, precise design will require additional study. The City Engineer has some suggestions for modifying the water plan. Please contact Bret Weiss directly for details. 2. It is suggested that the water and sewer plans show a service stub at a point along Oakview Lane that will allow the remnant parcel to the west of Lots 13, 14, and 15 to be served with sewer and water. The service stub should be located in a position that would allow the most efficient service to the remnant parcel to the west owned by Arthur Anderson. 3. This plat was slated to be developed utilizing trunk water main for future looping. A study may he required to find a way to incorporate this original plan into the Oak Ridge plan. Memo Oak Ridge Preliminary Plat January 28, 1993 Page 4 Sanitary Sewer 1. Consider realignment of the sanitary sewer through the wetland to maintain adequate cover. Streets and Walkways 1. Please modify the plan to show Oak Ridge Circle, Meadow Oak Circle, and Oakview Court as having a 60 -ft right-of-way and a 36 -ft face to face street section. 2. Straighten Oak Ridge Drive as it enters Meadow Oak Drive by shaving the southern boundary of Lot 3, Block 2. 3. It does not appear that the boundary between the plat and County Road 18 is properly represented on the preliminary plat. The actual boundary of the county road right-of- way should extend 50 ft from center, I believe. Please contact Dave Montebello for more information. 4. Status of outlet ownership/walkway easements. Unfortunately, at this point in time, we are not able to give you very good direction in terms of the long-term status of Outlet A. In the next few days, I will be contacting other cities to find out how they would handle this situation. In the meantime, please identify a walkway location extending from Block 6 to Block 2. The walkway should be located outside of the wetland area. b. A walkway identifed as Outlet B is not aligned properly with the roadway to the north that will be converted for use as a walkway. Please jog Outlet B to the east so as to align it properly with the east 30 ft Red Oak Lane. It is also likely that the water main will he placed at this location. Obviously, there are a number of items above that need to be addressed. Some of them will require adjustments to plans, others do not. It is suggested at this time that the wetland issue he resolved immediately. As soon as this issue is resolved, then all the other elements of the plan should fall in place. It would appear unlikely that the wetland issue can be resolved and adjustments to the plan made prior to City staff submittal of a report to the Planning Commission scheduled for Friday, February 29. I would suggest that City staff present the present plan to the Planning Commission for its roviow, along with this staff 0 Memo Oak Ridge Preliminary Plat January 28, 1993 Page 5 report, as an update on the progress toward completion of the preliminary plat. Planning Commission can review it in this form; however, I will be recommending that they table approval of the preliminary plat until the wetland issue and other issues are resolved. The City Engineer and City staff reserve the right of additional review due to only spending two hours on the review. If you should have any questions, please contact me. d DAKCS ESIATE OAK RIDGE - - - ---------- u--------- O Planning Commission Agenda - 2/2/93 8. Public Hearin¢ --Consideration of_9onroyal of thelren at of Phase I of the Everareens subdivision. AnnHcant. Kent Kiellberq. W.O.) A. REFERENCE AND BACKGROUND: This item is relatively non -controversial. The proposed plat slightly modifies the plat previously approved by the city. The modification consists of removal of a number of lots along the southern boundary of the plat to provide room for School Boulevard. B. ALTERNATIVE ACTIONS: 1. Motion to recommend approval of the replat of Phase I of the Evergreens. This alternative makes sense because it could result in the city obtaining the easement necessary to properly align School Boulevard. 2. Motion to deny approval of the replat of Phase I of the Evergreens. From a planning standpoint, this alternative does not make sense. C. STAFF RECOMMENDATION: Staff recommends alternative A1. D. SUPPORTING DATA: Copy of proposed Phase I replat; Letter to lljellberg regarding platting process; Map showing revision to Phase I and new School Boulevard alignment. :p 250 East Broadway P. O. Box 1147 January 20, 1993 Monricello, MN 55362.9245 Phone: (612) 295.2711 Metro: (612) 333-5739 Fax. (612) 295.4404 Mr. Kirk Fjellberg 1000 Kjellbergs Park Monticello, MN 55362 Dear Mr. Fjellberg: City staff has reviewed the revised plat of phase I and associated sketch plan of the Evergreens and offers the following comments: 1. For purposes of Planning Commission review, the final plat format is sufficient; therefore, the final plat can be submitted to the Planning Commission at their next meeting without any changes to the plat. 2. Prior to City Council consideration of the revised plat of phase I, the following steps must be completed. 1. City staff must meet with the prospective developer to discuss terms of the revised development agreement. 2. The development agreement must be finalized and executed prior to Council approval of the revised plat. 3. In addition to other terms to be outlined in the development agreement, the roadway easement as proposed in the sketch plan (School Boulevard) must be granted to the City in coniunction with final plat approval and shown on the plat. 4. Except for the proposed alignment of School Boulevard, the City makes no E guarantee that any elements of the sketch plan are acceptable. Phases developed after phase I must be processed through the normal platting process. Mr. Kirk iijellberg L January 20, 1993 Page 2 The neat step in the process is to set up a meeting that would involve the City, Nellbergs Inc., and the developer. Please contact the developer regarding the need to meet and call me to set up the meeting. Once the meeting is set up, City staff will outline elements of the development agreement that will be discussed at our meeting. If you have any questions, please call. Yours truly, CITY OF MONTICELLO Jeff O'Neill Assistant Administrator JO/kd cc: Paul Weingarden, City Attorney Rick Wolfsteller, City Administrator John Simola, Public Works Director File 0 gm Z4 M p L tjrQ1CZX M Am sAmiyARY sEwER DEPTMO PROPOSED COTS. 1t swan roR CONSTRUCnOW itevi eat —,A11 ►•*04 Of s"4i* 1 Btud.