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Planning Commission Minutes 04-07-1998 MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, April 7, 1998 Members Present: Council Liaison: Staff Present: Dick Frie, Dick Martie and Rod Dragsten 1. Call to order. Chairman Dick Frie called the meeting to order at 7:00 p.m.. 2. A,pproval of minutes of the ree:ular meeting held March 5. 1998. AFTER DISCUSSION A MOTION WAS MADE BY DICK MARTIE AND SECONDED BY ROD DRAGSTEN TO APPROVE MEETING MINUTES AS PRESENTED. Motion passed unanimously. 3. Consideration of addine items to the agenda. There were no added items to the agenda. 4. Citizen comments. There were no citizen comments. MOTION WAS MADE BY DICK FRIE AND SECONDED BY DICK MARTIE TO TABLE REVIEW OF THE SOUTHWEST AREA STUDY PENDING ADDITIONAL INPUT FROM THE CITY PLANNER AND THE INDUSTRIAL DEVELOPMENT COMMITTEE. Motion passed unanimously. 5. Public Hearin~ - Consideration of an <'lPplication of the City of Monticello for a zoning map amendment rezoning various properties in the downtown area of Monticello from R- 1. R-2. R-3. B-3. B-4. I-I. 1-2. PZR and PZM Districts to the CCD. Central Community District. Applicant: Monticello Planning Commission. Steve Grittman outlined the principles behind establishment of the CCD district as it relates to the Comprehensive plan. It is a tool to implement the downtown redevelopment plan. Grittman reviewed the district boundaries in relationship to the recently adopted Comprehensive Plan. C:\SANDY\WORD\MINUfES'll4-07 -98. WPD Page 1 PLANNING COMMISSION MINUTES- 04/07/98 Dick Frie opened the pubic hearing. Kimberly Rice and Dick Rice, residents on Front Street, were concerned that the rezoning would expose residents to commercial development which they opposed. Jeff O'Neill asked the Planner to explain how commercial uses are regulated. Grittman noted that commercial uses are allowed by conditional use permit. Commercial uses and associated site plans must be designed to be compatible with residential. Steve Grittman also noted that single family uses are allowed in the district. Commissioner Dragsten asked, "Can homeowners make improvements or additions?" Grittman indicated residential uses are allowed by conditional use permit which does provide the opportunity for residents to make improvements. There was discussion about a time frame for redevelopment. O'Neill noted that redevelopment is a long term process that may not be completed for many years. Mrs. Rice wanted to know the advantage for the people of Monticello? Dick Fried stated that a vibrant downtown is important to maintaining a healthy community. Providing a downtown that is not a Hennepin A venue, but is a desirable place to come and shop, is very important to the community. Broadway, at one time, was a downtown, now it is a dead zone. The MCP has been working on ways to revitalize and redevelop the community. There being no further discussion, the public hearing was closed. AFTER DISCUSSION, A MOTION WAS MADE BY DICK MARTIE TO RECOMMEND APPROVAL OF THE ZONING MAP AS PROPOSED. MOTION SECONDED BY ROD DRAGSTEN. (Later in the meeting, the map was modified via removal of hotel site from CCD District) Motion based on finding that the rezoning is consistent with the Comprehensive plan. Motion passed unanimously. 6. Public Hearin~: Consideration of a request for a conditional use permit and preliminary plat allowing a religious institution in a PS. Public. Semi-Public Zonin~ District. Location: Property is a 35 acre parcel. east of Washington Street. south of Little Mountain SettlernentIRR tracks. and North of 1-94. Applicant: The Church of St. Henry. Steve Grittman reported on the request as follows: The Church of St. Henry has acquired property within the City of Monticello currently C;\SANDY\WORD'MINUfES'04-07 -98. WPD Page 2 PLANNING COMMISSION MINUTES- 04/07/98 zoned Public/Semi-Public(P/SP). The City of Monticello Zoning Ordinance requires church facility uses by conditional use permit in an P/SP district. In his review he noted that the site plan is consistent with the ordinance in terms of meeting the definition of a church, setbacks. The site meets standards for parking minimums however parking and drive area dimensions need to be clarified. The site plan indicates that the aforementioned requirements have been met. However, dimensioning of these requirements is needed for future reference. Note also that the plan produced by Taylor Land Surveyors contains a scale that does not correspond with the featured plan. Also note that the scale, 1" = 80', submitted by the architects, is not a standard scale. A site plan should be submitted which corresponds to a standard engineering scale for future evaluation. Church use parking requires that there be at least one parking space for each four seats based on the design capacity of the main assembly hall (Section 3/33, subd. (8). While a parking configuration is shown on the plan, staff did not receive a plan exhibiting the number of seats that would be designed into the proposed church. Based on the plan submitted, a total of approximately 420 parking spaces have been provided. This would accommodate an assembly size seating approximately 1,680 persons. The building inspector should verify this number based upon building capacity. Staff received no plans illustrating the proposed landscaping for the site as outlined in the Zoning Ordinance section 3/8, subd. (2). This plan will be primarily for ornamental and erosion control purposes. However, it should be submitted for City review to verify appropriate ground cover and planting of the areas disturbed during construction of the facility. Along with this development, the City requests the dedication of a R.O.W. for the future extension and realignment of 7th Street and the future linking of Fallon Avenue to 7th Street by bridging Interstate #94. A temporary road connecting the existing 7th street to the proposed church is proposed as an access substitute until the construction of the future 7th Street and Fallon Avenue. The proposed layout of the Church and the alignment of future streets require a plat of the property. Properties which are not immediately used by the Church may be subdivided into separate lots and outlots for future use. While the current alignment of streets adjacent to the site does not substantially change existing adjacent land uses, the future alignment of these Streets will segregate portions of the Church property from the larger whole. The future alignment of 7th Street requires the elimination of park property which abuts the westernmost boundary of the Church property. C;\SANDY\WORD\MINlITES'l)4~07 -98. wPD Page 3 PLANNING COMMISSION MINUTES- 04/07/98 With the proposed future alignments of 7th Street and Fallon Avenue, it may be advantageous to consider using the Church property (southwest corner) segregated from the larger parcel by the proposed alignments to replace the park property that would be consumed by the realignment of 7th Street. With the realignment of 7th Street and the extension of Fallon Avenue complete, the temporary Church access road could be vacated, leaving the southwest corner of the Church property open for possible park use. However, the existing park would not necessarily be abandoned until 7th Street is constructed. Therefore, there should be only a short period during which park facilities are not available in the area. It should be noted that related facilities are outlined on the site plan. The future building is proposed to be an assisted living senior residential project. The designers of the Church have placed it on the plan for the purposes of future planning. However, they have indicated that this facility will be a future development on the property by others, and are not requesting approval of that project at this time. Grittman noted staff recommendation to approve the request for CUP if the conditions meet the intent of the City of Monticello Comprehensive Plan and Zoning Ordinance. This recorrunendation is based upon staffs view that the required revl':>ions to the plans are primarily minor in nature, and will not alter the basic layout of the project. Rod Dragsten asked if the church is aware of the conditions noted in the Planner's report? Dick Frie outlined the conditions and also asked if the architect is aware of the requirements listed in the CUP. John Olsen indicated an awareness of the conditions. He went on to state that a letter of intent is in place to build 120 units of senior housing on the site; 60 units independent and 60 units assisted living. They anticipate that they will begin construction in the fourth quarter of this year. A MOTION WAS MADE BY DICK FRIE AND SECONDED BY DICK MARTIE TO APPROVE THE CUP BASED ON THE FINDING THAT THE PROPOSED LAND USE IS IN COMPLIANCE WITH THE CITY OF MONTICELLO COMPREHENSIVE PLAN & ZONING ORDINANCE WITH CONDITIONS SET FORTH IN EXHIBIT A. Motion passed unanimously. 7. Public Hearin~: Consideration of an application of the Harold Shermer property for a Preliminarv Plat for East Oaks Meadows. Location: 33 acre parcel directlv east of Meadow Oaks subdivision. bounded on North by 1-94. Applicant: Harold Shermer Steve Grittman provided a review of the preliminary plat as follows: C:\SANDY\WORD\MINlITE8'04-07 -98. WPD Page 4 PLANNING COMMISSION MlNUTES- 04/07/98 The Shermer site is approximately 33.6 acres of rolling terrain, primarily comprised of fallow agricultural fields and remnant woods on the northeastern boundary. According to the survey, there are two wetlands on the site. The site is triangular in shape, bordered on the NE by interstate #94 and the Rail Road, on the south by a power line easement and on the west by Meadow Oaks 2nd Addition. Currently the site is outside of City limits. However, in accordance with the Comprehensive Plan, the site will be held to Single Family Residential Standards (R-l) for the purpose of preliminary plan review. Annexation may be proposed pursuant to the submittal of the final plat. The power line easement which'straddles the southern boundary of the site should be more clearly defined on the site plan. Flood elevations of the wetland on the site must be included on the grading and drainage plan (Chapter 4, p. 2, subd. (B) #6 in the City Subdivision Ordinance). The project consists of 66 single family lots. The minimum lot size requirement of 12,000 square feet (Section 3/22, Subd. A of the City Subdivision Ordinance) has been met in the proposed development plan. Lots that are located on a curve must have the width of the lot at the building setback line clearly denoted (Chapter 4, p.2, subd, @ #5) in the Subdivision Ordinance). Blocks one (1) and three(3) slightly exceed the 1320 foot maximum block length allowed for an R-1 district (Chapter 5, p.l, subd, (A,B) in the City Subdivision Ordinance). However, it may not be necessary to correct this as the layout of the subdivision logically delineates the location of the Blocks. The impact of a Blocks slightly over 1320 feet in this design are negligible. The average lot size of 17,778 square feet is consistent with the abutting property to the west. The proposed development sites fourteen (14) lots against its western boundary, whereas the abutting property currently sites (16) lots against the same boundary. Fourteen (14) lots are proposed to abut the southern property against the existing four (4) properties. These densities correspond with proposed land uses outlined in the comprehensive plan. Proposals to develop this site have been made to the City previously. Since the initial proposal, several additional suggestions/changes have been made. The suggestion which proposed the connection of the two easternmost culdesacs with a road running NW to SE was deemed an inferior alternative to the proposed culdesac version. The current proposal to culdesac the central east-west road avoids aligning the road over compromising grades and conserves a greater amount of existing vegetation. C:\SANDY\WORD\MINUTES'04-07-98.wPD Page 5 PLANNING COMMISSION MINUTES- 04/07/98 -should be contained within a public R.O.W at least 20 feet wide. The request to include street sidewalks in the subdivision has been waived by the City in favor of a pathway system on the southern boundary of the property in the power line easement and along the western boundary of the property. Staff feels that these independent pathways will serve pedestrian traffic as well as roadside sidewalks in the case of this proposed development. The proposed plat would cut through an existing park area from Meadow Oak Drive. The developer has proposed replacing this park area with a new park adjacent to Lot 1, Block 2. That park area has adequate space to accommodate some smaller hard-court recreation, including tennis and basketball. The plan would rely on Meadow Oak Park to the west as the primary open space area. As a replacement park area, the new proposed park would not offset the development's park dedication requirements. Proximity to Meadow Oak Park should be adequate to impose a park dedication fee in lieu of land on this plat. The pathways constructed on the south and west sides of the property: -are constructed such that they connect to existing pedestrian corridors and open spaces or logically align with future adjacent pedestrian corridors or open spaces. (See Exhibit illustrating the Plat) -are accessed periodically by easements between lots so that the access points to the trails are not limited to the extreme ends of the property. The pathway access in the proposed development which currently sits between lots six (6) and seven (7) of block one (1) is one such access point. However, the access may accommodate pedestrian movement more effectively if it were aligned with the existing easement between lots one (1) and eleven (II) in block two (2) of Meadow Oak 2nd Addition. In addition, a pathway connection from the end of the cul-de-sac between lots 16 and 17 of block two should be added to the south street. Proposed locations of storm water detention/retention basins will sacrifice an excessive amount of vegetation. Alternate sites and creative design solutions for storm water detention/retention should be conceived to curtail the excess loss of existing vegetation. A survey of all significant trees should be performed to be added with the project proposal Staff recommends that every existing tree six (6) inches caliper size or greater that is removed from the site be replaced somewhere on the site with a native and indigenous tree no less than 2.5" caliper for deciduous trees and no less than 6' for coniferous trees. This replanting should be accompanied by a detailed landscape plan following the requirement outlined in section 3 of the City of Monticello Zoning C:\SANDY\WORPMINUTES'04..{l7-98.WPD 6 PLANNING COMMISSION MINUTES- 04/07/98 Ordinance. The 1 to 1 tree planting requirement is in addition to the requirement set for individual property owners within the subdivision. The standard landscaping requirements can be found in section 3 of the City of Monticello Zoning Ordinance. Dick Prie opened the public hearing. John Johnson engineer representing Harold Schermer stated that he had few questions, no problems with the park trail and corridor. They will inventory the trees. Ponding areas are located where there are poor trees anyway. Scott Douglas noted that the fewer culdesacs you have, the better off you are. The engineer noted that the culdesacs ';Vere necessary due to he steep grade between blocks making it difficult to connect streets. La V onne Olson asked if all of the traffic will be coming through. Brian Lambert asked about the connection to the south. There was discussion about the land being in the orderly annexation area which will limit its long term potential for development. O'Neill noted that the land to the south is in the Orderly Annexation Area. A resident asked what kind of homes will be built. Harold Schermer noted that the homes will be comparable to those in the neighborhood. These homes will not be starter homes. The lots have too much natural amenity to allow for only starter homes. The park area was discussed. O'Neill noted that the plan has been reviewed by the Parks Commission. The intent is to increase the park area to allow for basketball, volley ball, and other improvements. The developer will provide the land and grade the park area. A resident asked about where the water in the swamp behind his house will go. Johnson noted that we are not intending to drain the swamp or increase water running into the swamp. B. Harper. who lives in the house that faces the property, indicated that he was not happy about it the proposed project. Rod Dragsten asked how we were going to keep track of trees. John Johnson indicated the grading affected by the road and the trees in the building pads are not hard to keep track of. Also noted was that the areas that are graded will not be taking out trees of significance. He had no problem conforming to the tree preservation requirement. Public hearing was closed. AFI'ER DISCUSSION, A MOTION WAS MADE BY ROD DRAGSTEN AND SECONDED BY DICK MARTIE TO APPROVE PRELIMINARY PLAT BASED ON THE FINDING THAT THE PROPOSED LAND USE, WITH CONDITIONS, IS IN COMPLIANCE WITH THE CITY COMPREHENSIVE LAND USE PLAN AND THE 7 CITY ZONING ORDINANCE. THE CONDITIONS TO THIS PRELIMINARY PLAT ARE ILLUSTRATED IN EXHIBIT A AND APPROVED BASED ON THE RECOMMENDATION BY THE PLANNER AND CONTINGENT ON THE FOLLOWING CONDITIONS: -The power line easement on the southern boundary of the proposed development must be more clearly annotated on the site plan. -Flood elevation(s) must be added to the wetland(s) on the site. -Lot sizes below the minimum of 12,000 square feet must be brought up to standard. -Lots that are located on a curve must have the width of the lot at the building setback line clearly denoted. -A logical system of pedestrian corridors be designed and clearly outlined on the site plan. Easements should be aligned to increase the efficiency of this system whenever possible. -Storm water retention/detention basins must be located such that excess losses of existing woody vegetation are minimized. .A detailed vegetation plan illustrating the location and species of trees to be removed and the location and species of the replacement trees must be conceived. 8. Public Hearin~: Consideration of a request for a preliminary plat for River Mill 4th Addition Preliminary Plat. Location: Gulot B. River Mill 4th Addition. Applicant: Residential Development. Inc. City Planner Steve Grittman reviewed the preliminary plat as follows: Residential Development, Inc, has requested preliminary plat approval of a 27 lot single family residential development titled River Mill 4th Addition. The proposed subdivision overlays a 14.51 acre parcel south of County Road 39 and north ofInterstate 94 currently platted as Outlot B of River Mill 3rd Addition. The subject parcel is zoned R-1, Single Family Residential. Streets Layout. The proposed street layout is generally acceptable. One issue is the intersection of Mill Trail Drive and Mill Trail Lane. The applicant is proposing to replat River Mill 3rd Addition to change Mill Trail Lane/Mill Trail Drive from a loop street and make Mill Trail lane extend as a through street across the River Mill 4th Addition (Exhibit C). Mill Trail Drive would intersect at a "T" with Mill Trail Lane. The proposed street layout results in a non-linear alignment of Mill Trail Lane. Staff recommends that the original layout of Mill Trail LaneIMill Trail Drive within River Mill 3rd Addition be maintained and that Mill Trail Lane be extended to River Mill 4th Addition from a 90 degree intersection between 8 PLANNING COMMISSION MINUTES- 04/07/98 Lot 5, Block 4 of River Mill 3rd Addition and Lot 6, Block 2 of River Mill 4th Addition. Half Street. The applicant is proposing to plat a half street 30 foot right-of-way on the east edge of the subject plat. The proposed half street provides access to Lots 13-17 of Block 2. The right-of-way for the other half of the street would not be dedicated until such time as the property to the east is subdivided and developed. As only 30 feet of right-of-way is available, a public street designed to City standards cannot be provided. Staff recommends that the proposed half right-of-way be platted as an outlot and Lots 13- 17, Block 2 also be platted as a second outlot as access cannot be provided at this time. At such time as the property to the east of this plat is subdivided and developed, the east half of the public right-of-way will be required to be dedicated and a public street constructed. The outlot area of proposed Lots 13-17, Block 2 could then be subdivided and developed. The construction of this future street would be dependent upon the cooperation of two separate owners. If for whatever reason, the property owners cannot work together to construct the street, the City may be compelled to undertake a public improvement and assess adjacent property owners to complete the street. Rieht-of-way. As required by Ordinance, the proper right-of-way width of 60 feet has been provided, except as discussed above. Access. Access into the proposed subdivision will be via Mill Trail Lane to River Mill Drive, which connects to Riverview Drive/County Highway 39. It is anticipated that there will be a future secondary access to County Road 39 to the east as adjacent parcels are developed. Blocks. Section 11-5-1 (A) of the Subdivision Ordinance establishes a maximum block length of 1,320 feet. The proposed subdivision layout conforms with this requirement. The Subdivision Ordinance also suggests lot widths sufficient to accommodate two tiers of lots. The proposed blocks conform with this provision as well. Lots. The lots of River Mill 4th Addition all conform to the minimum lot area and lot width requirements of the R -1 District: Lot Area 12,000 square feet Lot Width: 80 feet Further, all of the proposed lots demonstrate sufficient building area in consideration of R- 1 District setback requirements: Front Yard Side Yard (Interior) (Street) Rear Yard 30 feet 10 feet 20 feet 30 feet 9 PLANNING COMMISSION MINUTES- 04/07/98 Parks Dedication. Section 11-6~ 1 of the subdivision requires a minimum 10% area of the gross final plat be dedicated to the City for development of parks, open space and trails. The applicant is proposing to dedicate 3.78 acres (26.51 % of gross area) designated as Outlot A on the plat to the City. Park dedication requirements for this development have already been satisfied. As such, the dedication of Outlot A is over and above dedication requirements. Acceptance of the dedication of Outlot A requires approval of the City Council. Sidewalks/Pathways. Section 11 ~ 7-2 (H) of the Subdivision Ordinance stipulates that the City Council may require standard design sidewalks. Outlot A abuts a significantly sized park to the northwest and is adjacent to Mill Trail Lane. As access to the park is available across Outlot A, no additional pathways are anticipated to be necessary. Screening. Proposed Outlot A separates the residential lots from the adjacent Interstate 94 off-ramp and right-of-way. Plans submitted by the applicant indicate vegetative cover over the majority of the outlot. This vegetation will provide valuable buffer between residential areas and noise impacts of the Interstate. Grading and Drainage. As required by Section 11-4-1, the applicant has submitted a grading plan for review (Exhibit F). The proposed grading plan does not include erosion control measures, which will be required as part of a final grading plan. All grading, drainage and erosion control plans will be subject to review and approval of the City Engineer. Utility Plans. The applicant has submitted preliminary utility plans in accordance with Section 11-4-1 of the Subdivision Ordinance (Exhibit D). These plans will be subject to review and approval of the City Engineer. The City Engineer should also provide recommendation as to the need for easements to be included as part of the final plat. Assistant Administrator O'Neill noted that the property owner to the East (Rod None!) has provided a written objection to the plat as proposed. He does not want to be required to dedicate a portion of his property toward development of a street on the west side of his property. Bob Murray explained that the shared road arrangement proposed is the most efficient method for setting up the lots for both properties. He noted that the parcel tot the east can develop two tiers of lots with the layout as proposed. AFfER DISCUSSION, A MOTION WAS MADE BY ROD DRAGSTEN AND SECONDED BY DICK MARTIE TO TABLE APPROVAL OF THE PRELIMINARY PLAT AND DIRECT CITY STAFF TO RESEARCH ISSUES RELATING TO SHARED USE OF ROAD RIGHT OF WAY BETWEEN PLATS. Motion passed unanimously. 10 PLANNING COMMISSION MINUTES- 04/07/98 9. Public Hearin~: Consideration of a request for a conditional use permit allowing a development stage approval for a planned unit development for Klein Fanns Estates 3rd Addition. Location: Outlot D. Klein Farms Addition. Applicant: E & K Development. City Planner summarized the request as follows: E & K Development is requesting Development Stage PUD and preliminary plat approval for the proposed development of Klein Farms Estates 3rd Addition. The proposed preliminary plat was also considered previously, but action was tabled pending approval of Development Stage PUD. The development consists of 34 single family units within eight twin home buildings and five quad unit buildings. The subject site is located between Farmstead Drive and School Boulevard, adjacent to the Edmonson Avenue (County Road 117), and abuts Klein Farms 2nd Addition single family development to the east. The use is appropriate for the zoning district of the subject property, but requires PUD/CUP approval to accommodate the proposed private street. Cul~De-Sac. Section 11-5-3 of the Subdivision Ordinance suggests that cul-de-sac streets not exceed 600 feet under normal conditions. The cul-de-sac proposed for the private street is approximately 610 feet in length. The additional length can be accommodated within the PUD flexibility and considered appropriate to provide additional green areas between structures. In conformance with Subdivision Ordinance requirements, the radius of the private street cul-de-sac has been expanded to 60 feet. Also, consistent with Concept Plan PUD approval conditions, the paved area of the cul- de-sac has been expanded from 45 feet to 50 feet. A green space island of 44 feet in diameter has been provided in the center of the cul-de-sac, which will be provided with additional landscaping. Driveways. The Development Stage PUD has been revised from Concept Plan PUD layouts such that all of the proposed units access Farmstead Drive via the private street. This is different from the Concept Plan that had Units 1/3 and 33/34 accessing directly from Farmstead Drive. However, there are several issues with the proposed shared driveways: 1. All driveways at the quad units are only 12 feet wide, which is insufficient for two- way traffic, whereas a suggested 18 feet would provide for two-way traffic and address issues of emergency access. However, widening the driveway widths would increase the overall impervious surface coverage of the site and reduce green area. 2. Reduced green area adjacent to Units 3 and 34 as the driveway is only 10 feet from the structure, whereas 20 feet is common for other quad homes and twin homes. 3. Reduced snow storage area that could impact visibility. These issues may suggest that the combination of structures, as well as the number 11 PLANNING COMMISSION MINUTES- 04/07/98 of structures may be more than can fit on the site. The removal of one or more of the structures may provide sufficient area to allow the site to be re~oriented to address the issues above. Setbacks. The proposed Development Stage PUD plan illustrates conformance with all applicable perimeter setbacks of structures from adjacent properties. Sidewalks/Paths. There is an eight foot wide bituminous pathway extending from the cul-de-sac to a connection with existing sidewalks adjacent to School Boulevard. This connection is positive as it provides pedestrian access to the east of the site (and park access). Lots. The proposed development is to be platted in a base lot/unit lot configuration. Residents will own their unit and directly surrounding ground area. The base lot area will be held in common by an owners association responsible for all grounds keeping maintenance. Documents establishing the owners association will be required as part of final PUD application. Density. The total area of the parcel is 8.58 acres. With 34 dwelling units, the resulting gross density is 3.96 units per acre. When easement and ponding areas are considered, the resulting net density is 4.92 units per acre. The Monticello Comprehensive Plan defines densities of five units an acre as mid density. With the recommendation of staff to reduce the number of units discussed above, the net density can be expected to decrease. Landscaping. Approval of the PUD Concept Plan was based upon the conditions that the green area around the twin homes be increased, the front yards of these units be intensely landscaped and the natural drainage area be provided with a mixture of trees, shrubs and ground cover or grasses that would thrive in that environment. The intent of these requirements was to justify granting flexibility from strict Zoning Ordinance provisions in exchange for an enhanced development and elements intended to mitigate the impact of reduced performance standards. In consideration of these requirements, the submitted landscape plan with minimal planting materials is inadequate. The quantities and specifications of planting materials must be substantially increased prior to being considered acceptable in exchange for PUD flexibility. The intensive plantings required of Klein Farms Estates 1st Addition (Exhibit D) should be considered a model upon which a landscape plan for this development be created. Intensive landscaping may be extended beyond the front yards of the twin units, however, to include the open/drainage area, cul-de-sac center island, and areas around the quad units. Intensive landscaping of the entire site may satisfactorily mitigate the impacts of the "tight" site plan as proposed. Building Plans. The applicant has not provided typical building elevations and floor plans for the proposed structures. These plans should be provided prior to final plat application and are subject to review and approval of the City Council. 12 PLANNING COMMISSION MINUTES- 04/07/98 Snow Storage. Due to the intense use of the subject site, there are limited areas for snow storage. As a condition of preliminary plat approval, the applicant will be required to incorporate a snow removal plan as part of the owners association rules and bylaws. Park Dedication. Park dedication requirements applicable to this project have been satisfied by the dedication of land along Fallon Avenue, south of School Boulevard, that was made at the time Klein Fanus Estates 1 st Addition was approved. Easements. The City Engineer should provide comment and recorrunendation on the need for easements per the Subdivision Ordinance requirements. Parking. The proposed building footpruits indicate a two stall garage for each unit. The driveways adjacent to the units all have a minimum depth of 20 feet, which is sufficient to accommodate one vehicle. As such, each unit has four off-street parking stalls. The proposed width of the private street and access drives to the quad units is insufficient to allow on-street parking due to concern for emergency vehicle access. As such, on- street parking will be prohibited along the private streets and driveways not directly adjacent to a garage. Development Agreement. The applicant will be required to enter into a development agreement with the City if the final plat is approved and post all necessary securities that may be required. Grading and Drainage. As required by Section 11-4-1, the applicant has submitted a grading plan for review (Exhibit C). All grading, drainage and erosion control plans will be subject to review and approval of the City Engineer. Utility Plans. The applicant has submitted preliminary utility plans in accordance with Section 11 ~4-1 of the Subdivision Ordinance. These plans will be subject to review and approval of the City Engineer. Grittman noted staff recommendation which is to grant approval of the Development Stage PUD and preliminary plat subject to the conditions listed in Exhibit D. Of greatest concern is the landscaping plan which is substantially below the standard which has been required of similar developments, and what is necessary to provide a high level of project quality as required of PUD projects. As noted in the proposed conditions, we would suggest an 18 foot wide driveway for the quad units. This dimension would minimally accommodate two vehicles, and would avoid problems where a large gathering results in overflow parking along the driveway. The public hearing was opened. Sara Schmidt asked about zoning standards. She was told by the Realtor that single family residential would be located in this area when she built her home. 13 PLANNING COMMISSION MINUTES- 04/07/98 Stacy Foley asked if these are going to be rental properties. Developer Bill Gleason said no, we are building one level townhomes for seniors with a base price of$120,000. Mary Schwarz asked what was going to be done to improve the swamp area? Gleason responded by saying that it will be laid out as a drainage and detention pond. They will comply with grading and drainage and vegetation requirements. Liz Demary asked if there will be an association. Gleason noted that yes, there will there be an association. The development will be fully sodded and landscaped. An underground sprinkler system will be in place. Maintenance free vinyl. Some brick and higher grade shingles. There was discussion about sale of the townhomes. Gleason responded by saying based on the market, selling the townhomes should not be an issue. Dick Frie closed the public hearing. AFTER DISCUSSION A MOTION WAS MADE BY DICK MARTIE AND SECONDED BY ROD DRAGSTEN TO APPROVE THE DEVELOPMENT STAGE PUD AND PRELIMINARY PLAT OF KLEIN FARMS ESTATES 3RD ADDITION SUBJECT TO THE CONDITIONS AS DESCRIBED IN EXHIBIT D BASED UPON A FINDING THAT THE PROJECT CONFORMS WITH ALL APPLICABLE CITY ORDINANCES AND POLICIES. CONDITIONS OF PUD DEVELOPMENT STAGE APPROVAL FOR KLEIN FARMS EST A TES 3RD ADDITION INCLUDE: 1. Reorientation of the dwelling units, including the possibility of reducing the number of units, providing 18 foot driveway accesses to the internal street. and maintaining green spaces. 2. Submission of a revised landscape plan that provides intensive landscaping adjacent to all of the quads and twin home units, center of the cul-de-sac, and a variety of materials in the open drainage areas. 3. The applicant provide all proposed covenants and documents necessary to establish an owners association. 4. The applicant provide typical building elevations and floor plans subject to review and approval of the City Council. 5. A snow storage plan be submitted subject to review and approval of the City Council. 6. On-street parking is prohibited on the internal streets and those areas not directly adjacent to a garage stall. 7. All grading, drainage, utility and easement plans shall be subject to review and approval of the City Engineer. 14 PLANNING COMMISSION MINUTES- 04/07/98 Motion carried unanimously. 10. Public Hearing: Consideration for a conditional use permit allowing a concept and development sta~e approval for a planned unit development approval in the "R-2". Single and Two Family Zoning District. Location: Lot 7,8,9.10, Block 8, Ori~inal Plat. Applicant: Front Porch Associates. Steve Grittman provided his staff report on a 13 unit development. Public hearing was opened. Mike Cyr noted that the plan needed to be modified to return to the original plan which called for a 7 unit development. The change is due to the inability to acquire the land necessary to complete the 13 unit development. After reviewing comments by Cyr on the revised application, Steve Grittman recommended approval of the revised plan based on the finding that the project is generally consistent with the intent of the City's Comprehensive Plan and Zoning Ordinance. The proposed project is also generally compatible with the existing uses in the area. As such, staff recommends approval of both the PUD and Preliminary Plat with the aforementioned conditions. Public hearing was closed. AFrER DISCUSSION, A MOTION WAS MADE BY ROD DRAGSTEN AND SECONDED BY DICK MARTIE TO APPROVE THE PLANNED UNIT DEVELOPMENT/CONDITIONAL USE PERMIT FOR THE CONCEPT AND DEVELOPMENT STAGE SUBJECT TO THE CONDITIONS LISTED BELOW: 1. A landscape plan is submitted which identifies the location, size and variety of site planting. 2. Provision of a privacy fence on the south side of the property. 3. Approval of grading and drainage issues by the City Engineer and Public Works. 4. Preliminary and Final Plat will be reviewed and approved at time of Final PUD. Motion based on the finding that the development is consistent with the Comprehensive Plan; existing land use in the area; the provisions of the Zoning Ordinance, and other City's use of Planned Unit Development. Motion Carried unanimously. 11. Public Hearing -Consideration of a Conditional Use Permit allowing open sales as an accessory use in the B-4, Regional Business District. Location: 101 West Broadway, Lots 9 and 10. Block 52, Original Plat. Applicant: Scott Rolfe. Skippers PQols and Spas. (FP) 15 PLANNING COMMISSION MINUTES- 04/07/98 Fred Patch reported that Mr. Scott Rolfe of Skipper's Pools and Spas is proposing to seasonally setup and display an above ground swimming pool in the paved area east and immediately adjacent to the building housing his business. Open/outside sale as an accessory use is allowed as a conditional use in the B-4, Regional Business District subject to the following conditions: 1. The outside sale must .. be connected with the principal use and limited to 30% of the gross floor area of the principal use (or larger only as a condition of the conditional use permit). .. be compatible in its relationship to the Comprehensive Plan, .. be compatible in its relationship to the geographical area and the character of the surrounding area, .. be justified by a demonstration of the need for such use, and .. not depreciate the area in which it is proposed. 2. Lighting must be directed away from the public right of way. 3. The sales area must be surfaced to control dust. While it is clear that the outside display and sales of swimming pools is connected with the principal use of the property, the outdoor retail display and sales of large products such as swimming pools appears to be inconsistent and incompatible in its relationship with the Comprehensive Plan and the intents of the Monticello Downtown and Riverfront Revitalization Plan to, "...create development that "fits" the context of each district." The Broadway - "Downtown" district is intended to provide for small and mid-sized retail, specialty retail, and personal and business services. It does not appear to be intended for the outdoor display and sales of swimming pools or other large scale products such as automobiles, garden structures, lumber, and the like. If the Commission finds that this proposed use is compatible with the intents of the Comprehensive Plan, and a conditional use permit is approved by the City Council, the pool display would cover approximately 612 square feet of the paved drive and parking area as depicted on the Exhibit C -- Site Plan. On-site parking for the business would remain sufficient as at least 12 parking stalls are provided on the site, and according to the applicant, at least 10 additional stalls could be developed across the alley to the north of the building. Currently, parking stalls are not sufficiently marked or striped. According to the application for conditional use permit, the swimming pool would be surrounded with a railing system to prevent unauthorized entry and would not contain water. 16 PLANNING COMMISSION MINUTES- 04/07/98 Public hearing was opened. Scott Rolfe reported that the pool is a self contained swimming pool with a railing. It is a kit pool with treated lumber. Currently his store is the only on in the state that carries this pool It is a specialty item and it is a specialty store. Rolfe stated he could put it in the back, but it is not visible. He stated he would be able to abide by all of the conditions noted. The pool would take up some space. Rita Ulrich MCP director asked about the location of the pool relative to the parking and drive area. Rolfe responded by saying that the pool itself is 12 by 24. Room is available between the pool and the sidewalk for vehicles. Public hearing was closed. Dick Martie says the man is in the pool business. Finding that it is non-compatible is a matter of interpretation. AFTER DISCUSSION, A MOTION WAS MADE BY DICK MARTIE AND SECONDED BY ROD DRAGSTEN TO RECOMMEND TO THE CITY COUNCIL THAT THE ISSUANCE OF THE CONDITIONAL USE PERMIT BE APPROVED BASED ON THE FINDING THAT THE PROPOSED OUTDOOR DISPLAY AND SALES USE AS PROPOSED IS: .. connected with the principal use and limited to no more than 30% of the gross floor area of the principal use, ,. compatible in its relationship to the Comprehensive Plan, ,. compatible in its relationship to the geographical area and the character of the surrounding area, .. justified by a demonstration of the need for such use, and ,. does not substantially depreciate the area in which it is proposed. The Conditional Use Permit shall be subject to the following conditions: 1. Outdoor sales and display shall be conducted only between April 1 and August 31 of each year; 2. All lighting must be directed away from the public right of way; 3. Parking stalls must be clearly striped and marked; 4. No permanent or temporary signs shall be erected on the outdoor display. 17 PLANNING COMMISSION MINUTES- 04/07/98 5. Any swimming pool or spa displayed outdoors must be provided with a continuous surrounding barrier to prevent entry; and, 6. Outdoor swimming pool or spa displays must not contain any water. Motion passed unanimously. 12. Public Hearing: Consideration of an application for a conditional use permit allowing a concept approval for a plan planned unit development in the CCD. Central Community District. and a conditional use permit allowing a hotel in the CCD. Central Community District. Location: Lot 1. Block 1. Kirkman Addition. Applicant: Tom and Chuck DuFresne Steve Grittman provided a staff report outlining the request. The public hearing was opened. The developer Wendal Maltbie noted that the site is very difficult to develop for the use proposed under the CCD district regulations due to parking regulations. Property owner Chuck Desfresne made a similar observation and they both requested that the parcel remain in the B-3 District boundaries. Public hearing was closed. Dick Frie stated that the city needs to encourage this type of development at this location. Rod Dragsten concurred. This is a valuable piece of commercial property on 1-94 -- I think it should be a B-3 zoning. AFrER DISCUSSION, A MOTION WAS MADE BY DICK MARTIE AND SECONDED BY ROD DRAGSTEN TO AMEND ACTION TAKEN EARLIER IN THE MEETING TO PLACE THE SITE IN THE CCD DISTRlCT. PROPERTY TO BE PLACED BACK INTO THE B-3 DISTRICT. MOTION TO INCLUDE RECOMMENDATION TO APPROVE A REQUEST FOR A CONCEPT PLAN PUD APPROVAL AND TO APPROVE A CONDITIONAL USE PERMIT ALLOWING A HOTEL IN A B-3 DISTRlCT. MOTION BASED ON THE FINDING THAT THE PROPOSED USE AND CONCEPTUAL DESIGN LAYOUT IS CONSISTENT WITH THE PURPOSE AND INTENT OF THE B-3 REGULATIONS. APPROVAL CONTINGENT UPON DEVELOPMENT OF A DETAILED SITE PLAN IN CONmNCTION WITH APPLICATION FOR PRELIMINARY PLAT AND FINAL STAGE PLANNED UNIT DEVELOPMENT APPROVAL. Motion passed unanimously. 18 PLANNING COMMISSION MINUTES- 04/07/98 13. Public He~ing - Consideration of a conditional use permit amending conditional use permit 93-017. to allow an office addition to the existing commercial stora&e use in a B-3. Hiehway Business zoninl1 district. Location: 36 Dundas Road: Part of the S ~ of the NW 1/4 Section 14 TWP 121 R 25. Unplatted. Applicant: Glen Posusta. Amax Self Stora&e. LLC.. (FP) Fred Patch reported that Mr. Glen Posusta of Amax Self Storage, LLC is proposing to amend the existing conditional use permit 93-017 to add three buildings to the site currently serving Amax Self Storage. Two of the proposed buildings are 3,960 square feet in area each, and are intended only for indoor storage purposes. The third building is to provide 3,668 square feet of office space and 2,620 square feet of indoor storage space. In addition to the proposed buildings, a fence is proposed to surround the entire property with the exception of in front of the proposed offices toward Dundas Road. Commercial storage contained entirely within a building is a conditional use in the B-3, Highway Business District (See Exhibit A). The commercial office is a permitted use, and in this case accessory to the principal use. Staff has reviewed the site plan proposed by the applicant (See Exhibit C). The site plan as proposed meets all requirements of city ordinances with exception of the following: 1. The office building must be provided with at least 21 parking stalls. Only 14 parking stalls plus one handicap access aisle are provided by the proposed plan. 2. The fence is proposed to be constructed of masonry and wrought iron/steel along Dundas Road; however, the balance of the fence is proposed to be chain link with three strands of barbed wire on top. (See Separate Variance Petition) Mr. Posusta has agreed to redesign the site plan to accommodate additional parking and improve on site traffic flow (See attached Revised Site Plan -- Exhibit D). The City Engineer has recommended that only one access be permitted off of Dundas Road. The relocation of the street access to the center of the parking area and relocation of the gate into the storage area will accommodate both the needs of Amax Self Storage and the City. Public hearing was opened. Posusta made comments relative to the need for barbed wire fence as detailed in related item. Public hearing was closed. AFTER DISCUSSION, A MOTION WAS MADE BY ROD DRAGSTEN AND SECONDED BY DICK MARTIE TO RECOMMEND TO THE CITY COUNCIL THAT THE CONDITIONAL USE PERMIT AMENDING CONDITIONAL USE PERMIT 93-017 BE APPROVED TO ALLOW SITE IMPROVEMENTS INCLUDING 19 PLANNING COMMISSION MINUTES- 04/07/98 THE ADDITION OF THREE (3) NEW BUILDINGS TO INCLUDE STORAGE AND OFFICE USE, FINDING THAT THE PROPOSED USE IS COMPATIBLE IN ITS RELATIONSHIP TO THE COMPREHENSIVE PLAN, & COMPATIBLE IN ITS RELATIONSHIP TO THE GEOGRAPHICAL AREA AND THE CHARACTER OF THE SURROUNDING AREA. The Conditional Use Permit shall be subject to the following conditions: a. The site plan for the Amax Self Storage facility and offices must be as depicted by Exhibit D. b. Prior to issuance of a building permit for the construction of a new building subject to this conditional use permit, Amax Self Storage, LLC must comply with all conditions of the original Conditional Use Permit 93-017. c. Prior to issuance of a building permit for the construction of any new building, the City Engineer must approve the grading and drainage plan submitted in application for building permit. d. Prior to issuance of a building permit the applicant must specify the species and size of trees to be planted. e. All areas of the site not paved or built upon must be sodded to the property lines on the south, east and west, and to the street on the north. Motion carried unanimously. 14. Public Hearine - Consideration of an application for variance to allow barbed wire to be installed on top of a six foot hi~h chain link: fence to be erected as part of an existing commercial storage use in a B-3. Hiljhway Business zonine district. Location: 36 Dundas Road: Part of the S 12 of the NW 1/4 Section 14 TWP 121 R 25. Unplatted. Applicant: Glen Posusta. Amax Self Storaee. LLC. (FP) Fred Patch explained that Mr. Glen Posusta of Amax Self Storage is requesting a variance to allow the installation of barbed wire on top of a chain link: security fence to be constructed in locations, as described in Exhibit C, at the Amax Self Storage facility in the B-3, Highway Business District. On March 14, 1998, the City of Monticello adopted an ordinance amending the City Zoning Code Section 3-2 [F] as it related to fences, prohibiting barbed wire, razor ribbon, electric fences, and the like. (See Exhibit A.) It is the opinion of staff that such dangerous fencing materials represent blight, are not aesthetically compatible with the desired image of developed areas of the City, and present a significant hazard to the health, safety and welfare of the public. 20 PLANNING COMMISSION MINUTES- 04/07/98 Patch went on to report staff reconnnendation to deny the request based on finding that the applicant has failed to demonstrate a unique circumstance or hardship. Public Hearing was opened. Posusta noted that he wants straight barbed wire which is difficult to notice. The contention is that it is a danger to city residents. Posusta commented, "I think I have a bigger danger with the holding pond. The pond can be up to 6 'to 8'." The barbed wire is viewed as another deterrent. It is a marketing tool and not necessarily related to functional benefit. Posusta was asked if he has had security problems. He stated that he had not had a problem with security. Public hearing was closed. A MOTION WAS MADE BY DICK MARTIE TO APPROVE THE VARIANCE BASED ON THE FINDINGS THAT DUE TO A SECURITY CONCERN, A SUFFICIENT HARDSHIP HAS BEEN DEMONSTRATED. Motion died for a lack of a second. MOTION MADE BY ROD DRAGSTEN AND SECONDED BY DICK FRIE TO DENY THE VARIANCE BASED ON THE FINDING THAT A HARDSHIP HAS NOT BEE DEMONSTRATED. Voting in favor, Frie and Dragsten; opposed, Martie. 15. Consideration of a reQjJest for a concept plan review of a townhome development along 7th Street between Elm and Minnesota Streets. Applicant: Star City Builders. (NAC) Steve Orittman reported that Star City Builders has requested the City review a proposed townhome development concept along the south side of 7th Street. The project consists of 60 dwelling units in two and four-unit clusters. The proposal is designed around three cul-de-sacs, from which the 56 of the 60 units would gain access to either 7th Street or Minnesota Street. An additional 4 unit structure proposes access to 7th Street via a direct driveway. The current zoning of the area is PZM, Performance Zone ~ Mixed. This designation provides for townhouse style development by conditional use permit. The proposed project would meet the general intent of the Zoning District with regard to land use and structure type. The Comprehensive Plan calls for a land use pattern which is similar to that of the existing development. In this area, the community is transitioning from higher density residential development and traditional single family areas to a more suburban style subdivision. At approximately 10.2 acres, the density of the project is just under six units per acre, a mid-density pattern as defined by the Comprehensive Plan. The proposal would appear to meet the housing style and density concepts supported in the Plan. 21 PLANNING COMMISSION MINUTES- 04/07/98 Surrounding land uses affect the project as well. To the north lies an auto salvage business, and some vacant land which is controlled by the auto salvage operation. To the south lies the future connection route for 7th Street, and B-3 zoned commercial property between the 7th Street route and I~94. Buffering ofthese differing land uses would be necessary to help ensure a positive residential environment. As noted above, all but four of the units surround a series of three cul-de-sacs. This results in the development of a relatively insulated neighborhood. As a collector route, the City will discourage direct access from 7th Street, so the proposed design would appear to meet this objective. However, it may be beneficial to consider a project layout which avoids the use of cul-de-sac design and better reflects the more traditional pattern found in Monticello. One possible design option could be to focus the entire project along a single primary street which meanders through the property. This would help to break up a pavement- dominated streetscape appearance, and would retain the varied building facade setbacks built into the current proposal. With the concept plan as drawn, the cul-de-sac areas would consist of broad expanses of pavement, including the street and the driveways, many of which flow into each other before reaching the street itself. With a different layout, street access points from Minnesota Street, 7th Street and Elm Street on the west would help distribute internal traffic. Project architecture is another area where the plan can reflect traditional Monticello development. We would encourage a mix of unit types, with traditional detailing reflective of the existing community where possible. On the positive side, we believe that the mixed size of unit clusters would help to vary the streetscape, and the plan would appear to allow for a variation in building facades along the street. In addition, there appears to be a significant reservation of open space in the project, particularly in common areas shared by residents of the development. The project should be sensitive to issues on adjoining parcels. The City's buffer yard requirements will apply to the north based on an industrial - residential buffer standard. In addition, there are adjoining properties which will be affected by access, layout, and the street alignment of this project. We would recommend consideration for access and future development of neighboring properties be integrated into this project design at a conceptual level. At this stage, the project is in concept form only. The Planning Commission's role should be to identify the land use and design issues which the project raises, above and beyond engineering issues which will be raised as more detailed plans are developed. Any changes which the City would like to lead the developer toward should be mentioned at this stage to guide the design of the next phase of project planning. 22 Orittman recommended approval of the Star City Builders concept, but with conditions which would alter the design. The purpose a concept approval would be to endorse the general land use pattern and unit types (2 and 4 unit townhouses) of about six units per acre. The conditions suggested in Exhibit C are focused on design and layout issues. At this time, there are also issues relating to the construction of 7th Street in this area, and the existence of an intervening structure at Minnesota Street and the route of 7th Street. These issues would need to be resolved as a part of any continuing consideration. After discussion it was the general consensus to accept the concept plan subject to the following conditions. 1. Reorientation of the street system to provide fewer, or no, cul-de-sacs in the project. 2. Development of a plan which avoids joined driveways and other large expanses of pavement. 3. Submission of plans for Development Stage PUD approval which include: a. Utility Plan. b. Street Plan, including 7th Street. c. Grading and Drainage Plan. d. Landscape Plan, including buffering from neighboring land uses. e. Floor and Elevation Plans for the proposed units. 4. Concept Plan coordinating development on the exception parcel at the southeast corner of the project. 16. Call for Public Hearing - Jill Stark. preschool. Staff was directed to research required action as a follow-up to the conditional use permit granted to Jill Stark a year ago to operate a pre-school in a residential area. 17. Consideration of additional review of SW Area Plan as request by the City Council. This item was tabled early in the meeting, see item #4. 18. Consideration of appointin~ a representative to the Orderly Annexation Board. Assistant Administrator O'Neill reported that the City Council has requested that the Chairman of the Planning Commission serve as representative to the newly formed Orderly Annexation Board. 23 PLANNING COMMISSION MINUTES- 04/07/98 A few weeks ago the City Council and Township established a new agreement outlining the process of annexation. This agreement stipulated creation of an orderly annexation board comprise.d of two members from the Township, two from the City and one from the County. The role of this board is to evaluate annexation requests for consistency with the comprehensive plan and for consistency with the minimum requirements for annexation. Attached is a copy of the agreement. This Board needs to form quickly to address three annexation requests and to adopt land use regulations for the annexation area. This Board will meet once a month. After discussion, Dick Frie accepted a two year appointment to the OAA. MOTION TO ADJOURN THE MEETING WAS MADE BY DICK MARITE AND SECONDED BY ROD DRAGSTEN. Motion passed unanimously. Meeting adjourned at 11 :45 p.m ~C)~ Jeff O'Neill Assistant City Administrator 24