Planning Commission Agenda Packet 08-23-1993 SpecialEN
AGENDA
SPECIAL MEETING - MONTICELL0 PLANNING COM4II8SION
Monday, August 23, 1893 - 6 p.m
Members: Cindy Lemm, Richard Carlson, Brian Stumpf, Dick Martie, Jon
Bogart
Call to order.
2. Public Hearing --Consideration of a request for a conditional use permit
which will allow expansion of a motor fuel/cenvenience store in a B-3 zone,
and consideration of a variance request to building and parking lot setback
requirements, and consideration of a variance to the maximum curb cut
width requirement. Applicant, Holidaystores.
3. Adjournment.
Planning Commission Agenda - 8/23/93
z. Consideration of a request for a conditional use hermit which will allow
expansion of a motor/fuel convenience store in a B-3 zone. AND
Consideration of a variance reauest to building and parkin¢ lot setback
reauirements. AND
Consideration of a variance to the maximum curb cut width reautrement.
Applicant. HoBdaystores. (J.0)
A. REFERENCE AND BACKGROUND
Holidaystores requests that the City of Monticello provide a conditional use permit
which would allow expansion and relocation of their existing facility on the same site.
Associated with this proposed expansion is the need to acquire variances to the
building setback on the Walnut side of the property and the driveway setback on the
7th Street side of the property. Also needed is a variance to the maximum curb cut
width allowed (24 ft). The applicant desires to keep the existing 30 ft. curb cut.
The project calls for demolishing the existing store and building a larger store on the
northwesterly side of the property. The store size would he expanded from
3,920 sq. (t. to 4,460 sq. it. In addition, additional pumps would he installed.
Presently, there are four sets of twin pumps. Under the now plan, there would he
eight sets of twin pumps. The new plan also calls for development of a driveway
access to Walnut Street in addition to the two existing driveways on 7th Street.
SITE PROBhEMSNARIANCE REQUEST
Walnut Street Setback Variance:
The proposal calls for a 16 ft. setback along Walnut Street. Current ordinance
requires that the setback at this location, which is technically the front of the
property, be established at 30 ft. The developer needs the variance in order to
provide sufficient room for necessary parking, an additional four pumping stations,
and to accommodate the proposed drive access to Walnut Street.
To the north of the site is the Edina Realty structure, which is set hack 16 ft. from
the Walnut ROW, which is the same distance as proposed by Holidaystores. From
u technical standpoint, the Edina Realty setback on the Walnut side is considered to
he the side vard. because the Walnut side of the lot is the longest side of the Int. The
side yard setback requirement on confer lots is 20 it. Therefore, the Edina Realty
side yard setback structure varies from the ordinance by 5 ft. We have no record of
a variance being granted in this case. As opposed to the Edina Realty building, the
Holidayslere setiuick on the Walnut side is considered to he the ftWA wird because
the Walnut side of the lot is the shortest side of the Holidaystore Int. On corner lots,
the shortest side is considered to be the tont yard. The front yard setback
requirement on u corner lot is 30 ft. Therefore, the Holidaystom needs a 15 ft.
variance.
Planning Commission Agenda - 8/23/93
Walnut Street Access Problems
John Simola and Roger Mack have noted that the 5% grade at Walnut Street is a real
problem during the winter months. The intersection and hill are in constant need of
sand and salt in order to provide traction necessary for cars to climb the hill and
enter 7th Street after stopping at Walnut Street. The plan calls for development of
a driveway access about 47 ft. from the Walnut and 7th Street intersection at the
point were the Walnut Street grade is the steepest. Staff is concerned that providing
a street access at this location at such a steep grade will increase winter driving
hazards at this location and that is unacceptable. In addition, if the site plan is
amended by deleting a driveway at this location, sufficient land becomes available to
allow property to be reconfigured in a manner that could greatly reduce the side yard
variance request.
Variance to 5 ft. green requirement:
The site plan calls for extending a curb line directly adjacent to the City right-of-way
line between the two 7th Street access drives. The City ordinance requires that a 5
ft. separation be created between the 7th Street right-of-way and the edge of the
parking area. Holidaystores requests a variance to this requirement, which would
provide for more room for vehicle maneuvering. Holidaystores has not indicated any
particular hardship or unique situation why the 5 ft. setback requirement cannot be
met.
Curb cut width variance:
The existing curb cuts on 7th Street are 30 ft. wide, which is 6 fl. wider than allowed
by ordinance. Holidaystores would like to continue its use of the 30 ft. curb cut and
needs a variance in order to do so.
According to Holidaystores, the added width is needed to ease turning movements in
a congested area. The proximity of the access points to the busy
7th Street/Highway 25 intersection make it imperative that the driveway provide
ample room for two vehicles using the access at the same time.
B. ALTERNATIVE ACTIONS:
1. Motion to approve conditional use permit based an the site plan presented by
Holidaystores.
a. Motion includes granting of a 15 R. variance to the side yard setback
requirement, a 5 ft. variance to the green space requirement, and a 6 ft.
variance to the curb cut requirement.
Planning Commission Agenda - 8/23/93
b. The conditional use permit is contingent on the developer providing no
exit signs at the easterly access point on 7th Street.
C. The development must comply with all existing landscaping and signage
requirements.
Under this alternative, the Planning Commission and City Council make the
determination that the access does not represent a hazard and are comfortable
with allowing access to Walnut Street. For each of the variances granted
above, the motion should include a notation of what hardship or circumstance
justified the variance.
Motion to approve the conditional use permit subject to site plan modifications
as follows:
Delete the access point to Walnut Street and reduce for eliminate) the
side yard setback variance request from 15 ft. to 10 ft. and modify the
site plan by establishing a 5 ft. setback between the 7th Street row and
the curb between driveways. Modify the curb cut to reduce or eliminate
the variance request.
For each of the variances granted above, the motion should include a
notation of what hardship or circumstance justified the variance. Here
are some ideas:
Setback - Variance does not impair intent of the ordinance because from
a practical standpoint, the Walnut side of the property is the side yard.
Therefore, the true extent of the variance granted is 5 ft. not 15 ft. The
5 ft. variance will not he a problem because it matches the Edina Realty
setback.
fi ft. Green Space - It is difficult to find a unique situation or hardship
that justifies a variance. Perhaps a zoning ordinance amendment would
he more appropriate.
Curb Cut - Proximity to the 7th Stroet/Highway 25 intersection and the
need to expedite easy in/out access creates the need for providing ample
room for vehicles turning in and out of the Holidaystore.
A conditional use permit is also conditioned on the developer providing
no exit signs at the easterly access point on 7th Street.
The development must comply with all existing landscaping and signage
requirements.
Planning Commission Agenda - 8/23/93
Under this alternative, the Planning Commission/Council is not comfortable
with the design to Walnut Streetaccess problems. This alternative takes a
firmer position with regard to the importance of maintaining setback
requirements.
3. Motion to table the matter rather than approving the conditional use permit
based on potential modifications the Planning Commission and/or Council may
wish to have the matter tabled until the modifications can be made for further
review.
C: STAFF RECOMMENDATION:
Stall' recommends that the conditional use permit be approved under the following
conditions:
1. Remove Walnut Street access.
2. Grant a 10 ft. variance to "front yard" setback requirements based on the
hardship the City has refused "front yard" street access. The City has, in
affect, made the Walnut side the side yard and the 7th Street side the front
yard by not allowing access to the site from Walnut. This would allow
Holidaystores to place the building 20 ft. from the Walnut row versus 15 ft. as
proposed.
3. Deny approval of the variance to fi ft. setback requirement between 7th Street
and the parking area. No hardship demonstrated.
4. Approve curb cut variance request based on the need for more turning room
at this location.
Staff is not completely convinced on this variance request. Perhaps the need
for 30 R. curb cut will be reduced once the proper parking lot curb line is
established. By setting the parking area further back from the street, there
is more mom for vehicles to straighten out before entering the roadway, which
reduces the need for a 30 ft. curb cut.
This is a relatively complex planning case that is difficult to clearly describe using
the written word. 1 look forward to reviewing the site plan in more detail at the
meeting, M clarify the request and associated issues.
D: SUPPCIRTINC I)AYA:
Copy of site plan as proposed; Copy of site plan with staff comments/
recommendations.
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