Planning Commission Minutes 06-07-1994
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MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, June 7, 1994 - 7 p.m.
Members Present: Cindy Lemm, Richard Martie, Jon Bogart, Richard Carlson,
and Brian Stumpf
Members Absent: None
Staff Present:
Gary Anderson, Building Official; J eft' O'Neill, Assistant
Administrator; and Steve Grittman, Consulting Planner
1. The meeting was called to order by Chairperson Cindy Lemm at 7:06 p.m.
2. A motion was made by Brian Stumpf and seconded by Richard Martie to
approve the minutes of the regular meeting held April 5, 1994. Motion
carried unanimously.
3. A motion was made by Richard Martie and seconded by Jon Bogart to
approve the minutes of the special meeting held April 11, 1994. Motion
carried unanimously.
4.
Minutes were not submitted for the May 3 meeting. They will be approved
at the next meeting.
5. Public Hearing---Consideration of a variance of 8 ft to the 10-ft side yard
setback reQuirement in coniunction with construction of attached 2arae:e.
Aoplicant. Jack and Barb Leeman.
Jeff O'Neill, Assistant Administrator, explained the request to build an
attached 18-ft wide by 30-ft deep attached garage up to within 2 ft of the
side yard setback requirement. When the house was constructed on the lot,
it was situated to allow at best a single car garage; but even that would
have required a variance request at that time. O'Neill explained similar
situations with houses being placed right in the center of the lots, not
allowing for sufficient room for an attached garage of a 2-car variety in the
Anders Wilhelm and Balboul Estates additions in the city of Monticello.
Under these same similar types of situations, the City has granted
variances; however, the extent of the variance has been limited to 6 ft to
coincide with the standard drainage and utility easements required on side
lot lines.
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Cindy Lemm then opened the public hearing.
There being no comment from the public, Cindy Lemm then closed the
public hearing and opened it up for comment from the Planning
Commission members.
A motion was made by Brian Stumpf and seconded by Richard Carlson to
approve the variance request to allow a garage to be constructed up to
within 3 ft of the property line; therefore, a 7-ft side yard setback variance.
Motion carried unanimously. Motion based on the finding that a variance is
necessary to allow a garage of sufficient size to obtain reasonable use of the
property.
6.
Public Hearing---Consideration of a variance reQuest which would allow
placement of a pylon sien within the setback reQuirement. Applicant.
Champion Auto (Wamert Automotive).
Jeff O'Neill, Assistant Administrator, explained the request to allow
placement of a pylon sign within the minimum 15-ft setback requirement.
The applicant was proposing to place his pylon sign just north of the
existing entrance into the Champion Autotrotal gas station entrance. The
location of this proposed sign would encroach into the setback requirement.
The applicant has failed to demonstrate a reasonable hardship why his sign
can't remain placed where the existing pylon sign for The Billiards currently
exists.
Cindy Lemm then opened the public hearing.
There being no comment from the public, as the applicant did not show up
for the meeting, she then closed the public hearing and opened it up for
comments from the Planning Commission members.
Planning Commission did not see the rationale or hardship to justify the
variance.
A motion was made by Richard Martie and seconded by Jon Bogart to deny
the variance request based on the finding that a hardship does not exist.
Planning Commission makes a finding that the property owner can simply
place the sign on the building (east) of the frontage road, thereby avoiding
the need for the variance. The additional setback distance that is
demanded by placing the sign east of the frontage road does not sufficiently
diminish the effectiveness of the pylon sign; therefore, a unique situation or
hardship has not been demonstrated. Motion carried unanimously.
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7.
Public Hearing--Consideration of a preliminary plat replatting the Prairie
West subdivision. Applicant. West Prairie Partners.
Jeff O'Neill, Assistant Administrator, explained the applicant's request to
replat the existing 7 -lot residential subdivision into a 2-lot, 6-building, 12
total units duplex/townhouse units. With the other lot that is left to be
utilized for hard-surfaced, off-street overflow parking. O'Neill indicated the
market for this type of housing is needed with the chances of developing
these as single family lots in a hard sell, as the developers have not sold one
yet at this time. They have chosen to redirect their plans to what currently
exists in the market, that being single family townhouse unit development
for new prospective home owners. This market is looking for a one-level
townhouse unit with expansion of four of the units which face the railroad
tracks, which will have walkout basements to them for future expansion in
this lower area. The minimum square footage of these units is
approximately 1,200 sq ft +. This type of market is looking for something
that is maintenance free, with people not having to do their own lawn
mowing or snow shoveling.
Cindy Lemm then opened the public hearing.
Candace Johnson, an affected neighboring property owner, commented on
the following:
1. The size of the structures. Is the developer maximizing the
development of this land in relationship to the amount of land
which he can develop under the townhouse unit requirements?
2. Is there a townhouse association agreement proposed?
3. Is the developer interested in future development of
neighboring properties to the west?
4. What is the price of the proposed townhouse housing unit base?
Peggy Hanawalt, Kids Are People Too Daycare owner, had some concerns as
follows:
1. Drainage in the rear of her lot, if that will be taken care of by
this development, as it wasn't taken care of when they
developed these seven residential single family lots.
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2.
Is the developer going to take care of the rear yard restoration
which he promised he would take care of but has not fulfilled
those obligations at this time?
3. Will there be heavy equipment/noise with the proposed
redevelopment of this site?
4. Will there be an interruption of their servicest that being the
city water and sewer services which are provided this
developmentt which also serves her daycare center.
Brad Larson responded to Johnson and HanawaWs questions.
Cindy Lemm then closed the public hearing and opened it up for any
comments by the Planning Commission members.
Planning Commission members agreed in principal the developer had a
good concept of what he was proposing and should continue on with the
replatting of this existing Prairie West residential subdivision. Howevert it
should be approached through the PUD process.
A motion was made by Richard Martie and seconded by Jon Bogart to
continue the public hearing for consideration of a preliminary plat
replatting the Prairie West subdivision. Motion carried unanimously.
8.
Review the proposed land use for development of the Krautbauer property
and consider authorizing public hearinl!s for associated zoning ordinance
amendments.
Rick MurraYt Chanhassent Minnesotat was present to propose a land use
plan for development of the Krautbauer property which currently exists in
the city and also land which is in the township. Murrayts request is for
single family residential houses and for some townhouses to be constructed
near the existing Hawks Bar site. The proposed development has been
reviewed by the City of Monticellds Consulting Plannert Steve Grittman of
Northwest Associated Consultantst Inc.t and his letter in the agenda
highlighted Grittmants conclusion that the land use pattern for the Murray
project appears to be acceptable considering the existing land uses and the
needs of the transportation system through the site. The Planning
Commission should approach the concept review from the perspective of
giving the developer guidance as more formal plans are prepared. As we
have noted abovet this should result in a better and more efficiently-handled
project as it proceeds further.
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With that information presented, a motion was made by Cindy Lemm and
seconded by Richard Martie to authorize the necessary zoning text
amendments or zoning map amendments in conjunction with land use
configuration presented by the developer. Motion carried unanimously.
ADDITIONAL INFORMATION ITEMS
1. Consideration of a variance request to allow installation of a pylon sign that
exceeds the 32 ft high maximum. Applicant, McDonalds Corporation.
Council action: Approved as per Planning Commission recommendation.
2. Consideration of a conditional use permit allowing minor auto repair and
open and outdoor storage in a B-3 (highway business) zone. Applicant,
Milton Olson. Council action: Approved as per Planning Commission
recommendation.
3. Consideration of amendment to Section 3-4 [G] of the zoning ordinance that
further defines minimum floor area requirements for various styles of single
family residential structures. Applicant, Monticello Planning Commission.
Council action: Approved as per Planning Commission recommendation.
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4.
Consideration of a preliminary plat of the Eastwood Knoll subdivision.
Council action: Approved as per Planning Commission recommendation.
5. Consideration of the Emmerich/Klein rezoning and comprehensive plan
amendment request, and consideration of the Hoglund/Lundsten rezoning.
Council action: Approved the Emmerich/Klein rezoning and comprehensive
plan request, and tabled the Hoglund/Lundsten rezoning request.
6. Consideration of a conditional use permit allowing a church facility to
operate in an R-l zone. Applicant, A Glorious Church. Council action:
Approved as per Planning Commission recommendation.
7. Public Hearing--Consideration of a variance request to allow a garage
addition onto an existing house within the 10-ft side yard setback
requirement. Applicant, Harold Austin. Council action: Approved as per
Planning Commission recommendation.
8. Consideration of a variance request which would allow placement of a sign
on a public right-of-way. Applicant, Monticello-Big Lake Hospital District.
Council action: Approved as per Planning Commission recommendation.
9.
Set the next tentative date for the Monticello Planning Commission meeting
for Tuesday, July 5, 1994, 7 p.m. A motion was made by Richard Martie
and seconded by Brian Stumpf to set this as the next date for the Monticello
Planning Commission meeting. Motion carried unanimously.
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10. A motion was made by Richard Carlson and seconded by Richard Martie to
adjourn the meeting. The meeting adjourned at 9:55 p.m.
Respectfully submitted,
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Ga derson
Zoning Administrator
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