Planning Commission Minutes 08-02-1994
.
.
.
MINUTES
REGULAR MEETING. MONTICELLO PLANNING COMMISSION
Tuesday, August 2, 1994 . 7 p.m.
Members Present: Cindy Lemm, Richard Martie, Jon Bogart, Richard Carlson,
and Brian Stumpf
Members Absent: None
Staff Present:
Gary Anderson, Jeff O'Neill
1.
The meeting was called to order by Chairperson Cindy Lemm at 7:03 p.m.
2.
Public Hearin~--Consideration of approval of preliminary plat of the
Monticello Commerce Center 2nd Addition. Applicant. Monticello Industrial
Park. Inc.
Monticello Industrial Park, Inc., is requesting Planning Commission
approval of the preliminary plat of the Monticello Commerce Center 2nd
Addition. The plat consists of a 3-acre parcel of BC (business campus)
zoned property located just east of Suburban Machine (Barger Addition).
The plat meets all the requirements of the city subdivision ordinance. In
review of the site plan, the project meets all of the regulations with the
exception of one. The exception is where expansion is expected, parking lot
and drive areas, be allowed to be installed without curb and gutter. This
variance request will be requested at the next regularly scheduled Planning
Commission meeting.
There is no water and sewer utility stub for this portion of unplatted land to
be platted for this project. However, there is a service stub to the east and
also to the west, which would be the existing Suburban Machine utility
service stub. In conjunction with approval of the final plat, an agreement
will need to be reached between the City and the property owner identifying
the size and the funding of a secondary sewer main that will need to be
installed to serve the plat.
Cindy Lemm opened the public hearing. There being no input from the
public, Cindy Lemm closed the public hearing and opened the meeting for
comments from the Planning Commission members.
There being no further comment from the Planning Commission members, a
motion was made by Jon Bogart and seconded by Brian Stumpf to approve
the preliminary plat of the Monticello Commerce Center 2nd Addition.
Motion carried unanimously.
Page 1
.
.
.
Planning Commission Minutes - 8/2/94
3.
Continued Public Hearin!::!--Consideration of amendments to the official map
chanrin~ zonin!::! district rerulations from a combination of R-1 and
A~cu1tural to a combination ofR-l, R-2. B-3. and PZM zoning district
designations. AND
4. Continued Public Hearin~--Consideration of amendments to Chapter 13.
which would establish restaurants. cafes. tea rooms. and off-sale liQuor as a
conditional use in a B-3 zone if located within 300 ft of a residential district.
AND
5.
Continued Public Hearing--Consideration of a preliminary plat
encompassing the Robert Krautbauer property and associated
recommendation re~arding proposed amendment to street width
reQuirements. Applicant. Richard Murray.
Jeff O'Neill, Assistant Administrator, explained that the three items
requested for consideration are in conjunction with the platting of two
parcels owned by Robert Krautbauer. Q'N eill highlighted on the overhead
transparency a color-coded site plan showing the existing Hawk's Bar parcel
(B-3). The remaining area around the proposed B-3 zoning around Hawk's
Bar and the two outlots was proposed to be PZM (performance zone mixed)
zoning. The orange area highlighted is proposed to be 47 lots for townhouse
type development, with the proposed zoning to be R-2 (single and two-family
residential) zoning. The balance of the area highlighted showed 87 single
family residential lots with the proposed zoning for that to be R-1 (single
family residential).
1. Transportation Issues - Access to CSAH 75. The primary access to
this plat is proposed to be located on CSAH 75. There is concern that
the access at the property at this location could result in traffic
problems. City staff has requested a traffic study be completed by a
traffic engineer to analyze the potential impact of allowing access to
CSAH 75 at this location. The developer has contracted with a traffic
engineer to complete the study, but the results have not been
submitted to City staff as of this meeting date.
2.
Roadway Width. The developer is requesting that the City allow the
collector road through the heart of the plat to be established at a
width of 32 ft with a right-of-way width of 60 ft. The City standard
for a collector road surface width is 36 ft with a 60-ft right-of-way
width. The developer is proposing to increase the current front yard
setback from 30 ft to 35 ft along this collector road.
Page 2
.
.
.
Planning Commission Minutes - 8/2/94
The developer is also requesting that the other access roads and cul-
de-sacs in this project to the main collector road be reduced from the
standard 32-ft width requirement to 28 ft.
3.
Lon!::! Block. The length of the two streets that parallel the bluff and
the length of the cul-de-sac leading to the Norell property are longer
than normally allowed by ordinance. Due to the unique topographic
characteristics of the site, it appears necessary to allow a variance
from these requirements.
4.
Sanitary Sewer/EA W Threshold. The developer's engineer and the
City Engineer have reviewed the site and have determined that the
site with the development of the townhouse and housing sites may
fall just under the minimum guidelines for an EA W study; however,
the MPCA will be contacted for their input. The City will require an
EAW if it's detennined by the MPCA that it is needed.
5.
Park Development. Parks Commission has reviewed the proposed
park dedication of this site. The reconunendation of the Parks
Commission is that the park provided include at least 5 acres of
usable, flat land for development of ballfields and play areas. Parks
Commission also indicated that it would accept 2 acres of land located
on a slope for the purpose of developing a sliding hill. The 7 -acre
park dedication would meet the minimum park dedication
requirements.
6. Storm Water/Grading Issues. With the existing gravel pit, there are
serious grading problems the developer will have to ensue for the
development of this plat with the great amount of depth of this
existing gravel pit. The developer is looking at other funding issues
to assist him with the development of this project in regard to the
extensive need of grading in this gravel pit area.
7. A Glorious Church. After drafting the original preliminary plat, the
developers have met with the A Glorious Church Board to discuss a
land exchange which would allow better utilization of the land,
enhancing the church property, and the development of the
Krautbauer property. Under the updated plan, Outlot A, which was
located on the southeast side of the church property, has been
replaced with a cul-de-sac and a proposed need for a variance as
noted under #8.
8.
Lot Design Variance. The single cul-de-sac has a lot that does not
meet the city minimums in regard to street frontage. To make full
use of the land, the developer is requesting a variance to the
Page 3
Planning Commission Minutes - 8/2/94
.
ordinance which would allow a parcel with less than the 56-ft width
at the property/right-of-way boundary line.
Cindy Leffim then opened the public hearing.
Bob Murray highlighted his concerns with trying to meet the City's
minimum subdivision requirements with the development of this property.
The biggest problem encountered to date is the additional depth of the
existing gravel pit which serves this property. With this additional depth,
the developer has encountered several thousand dollars of additional monies
needed to fill in the area of the gravel pit. Murray also outlined in explicit
detail the rationale for the narrower street width with the presentation of
photos to Planning Commission members and City staff to look at of
existing developments he has developed with the narrower street widths.
Cindy Lemm then closed the public hearing and opened the meeting for
further comments from the Planning Commission members.
Planning Commission concerns were as follows:
1.
Planning Commission expressed concerns with the intersection of the
proposed collector road at CSAH 75. Something will have to be done
with the traffic exiting I-94 at the first Monticello exit going past
Hawk's Bar where this proposed collector road is proposed to come
out at.
.
2. The proposed street widths by the developer have some merit and
could be given some consideration on reduction of the street width in
minor streets and cul-de-sac widths.
There being no further discussion, a motion was made by Richard Carlson
and seconded by Jon Bogart to approve amendments to the official zoning
map changing zoning district designations from a combination of R-1 and
Agricultural to a combination of R-1, R-2, B-3, and PZM zoning district
designations as proposed. Motion carried unanimously. Approval is based
on the finding that the proposal is consistent with the geography and
character of the areas affected, is consistent with the comprehensive plan,
there is a demonstrated need for the uses, and the amendments will not
result in a depreciation of adjoining land values.
.
A motion was made by Richard Carlson and seconded by Jon Bogart to
approve an amendment to Chapter 13 which would establish restaurants,
cafes, tea rooms, and off-sale liquor as a conditional use in a B-3 zone if
located within 300 ft of a residential district. Motion carried unanimously.
Page 4
Planning Commission Minutes - 8/2/94
.
Findings are that the request is consistent with the comprehensive plan,
which is consistent with the entire city-wide B-3 (highway business) zoning
districts.
A motion was made by Jon Bogart and seconded by Richart Martie to
recommend approval of an amendment to street width standards for minor
(36 ft to 32 it) and marginal cul-de-sac (32 ft to 28 it) based on the following
findings:
1. Monticello's roadway width requirements are archaic.
Monticello's standards are greater than most other
communities and exceed standards identified in engineering
and planning journals. City road width standards have not
been updated since 1975 (see attached survey). Although this
is certainly not a reason for changing our street width
requirements, it is justification for examining our standards.
2.
The need for wider roadways to accommodate off-street parking
is diminished due to the fact that very little off-street parking
occurs in R-1 areas. This is because all homes must have a
two-car garage and paved driveways. Off-street parking that
does occur happens during special events such as parties,
neighborhood get-togethers, etc. Requiring wider streets for
off-street parking for such intermittent use could be considered
overkill, especially if a sidewalk is provided.
.
3. Scientific data has shown that vehicle speeds are affected by
roadway width in combination with other factors. An
argument could be made that a narrower street in combination
with curves and grade changes will create more of a
neighborhood atmosphere and slower speeds, thereby
improving safety and liability.
4. Maintenance and replacement costs are impacted by the width
of the roadway in terms of snowplowing, sweeping, sealcoating,
sand/salt, replacement expense, etc. It should be noted that
placing a sidewalk on the boulevard in lieu of a wider road
offsets maintenance savings gained through reducing the
roadway width.
5.
In the River Mill situation, the through-road within the
subdivision could become a route for travelers seeking a
shortcut through the freeway access and 39 East. A wider,
straighter road provides less resistance to cut-through traffic.
.
Page 5
Planning Commission Minutes - 8/2/94
.
6.
Storm sewer sizing and associated expenses are affected by
street width. Narrower streets create less impervious surface
and produce less run-off. The reduction is offset if a sidewalk
is installed when the street is narrowed.
7. The original roadway design standards were conceived in an
era of 1975 when the new power plant played a strong role in
providing the financial muscle to build and maintain wider
road sections. In 1975, we could afford wider streets. As the
capacity of the plant to provide revenue diminishes over time
and as maintenance expenses grow, the City needs to find ways
to reduce maintenance, repair, and replacement expenses.
Allowing narrower roads may be a reasonable step to take to
reduce costs. It is estimated that there is a 9% difference in
cost associated with a 32-ft versus a 36-ft road section.
.
8. Streets wider than necessary create a corresponding
unnecessary impact on the environment. Wider streets
increase areas disturbed by grading resulting in greater tree
removal. Wider streets add to polluting storm water run-off,
which affects water quality in rivers, streams, lakes, etc.
9.
Planning Commission believes that 28-ft and 32-ft roadways
provide sufficient space for maneuvering utility vehicles;
therefore, wider streets are not justified based on this criteria.
10. Planning Commission believes that street and utility related
repairs are not common enough to justify a wider street to
allow traffic to maneuver around repair vehicles.
Motion carried unanimously.
A motion was made by Jon Bogart and seconded by Richard Carlson to
approve the preliminary plat encompassing the Robert Krautbauer property.
Motion carried unanimously. Motion is subject to the following conditions:
1. A traffic study be completed from the County to limit the
liability to the City.
2. Grading and drainage plans must be approved by the City
Engineer, Bret Weiss.
3.
With the reduced street width on the minor streets/cul-de-sacs
that the sidewalk be installed.
.
Page 6
.
.
~.
Planning Commission Minutes - 8/2/94
4.
For park land development that as much as can reasonably be
developed for ballfields as determined by the City Engineer,
Bret Weiss.
6. Receive preliminary draft of zoning- ordinance requiring- screening-/buffering-
between residential and industrial zoning- districts.
Jeff O'Neill, Assistant Administrator, explained that the proposed
preliminary draft was not ready and that they would like to have this item
continued to the next meeting on Tuesday, September 6, 1994.
7. Planning Commission Chairperson, Cindy Lemm, read aloud a letter which
she would be submitting to the Monticello City Council members and fellow
Planning Commission members and City staff indicating her intent to
become a resident of the city of Monticello by January 1,1995.
8. The consensus of the Planning Commission members present was to set the
next tentative date for the Monticello Planning Commission meeting for
Tuesday, September 6,1994,7 p.m.
9.
A motion was made by Brian Stumpf and seconded by Richard Martie to
adjourn the meeting. The motion carried unanimously. The meeting
adjourned at 9:37 p.m.
Respectfully submitted,
Af'~ 1~7/
Ga~Anderon I
Zoning Administrator
Page 7