Planning Commission Minutes 02-10-1981
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MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, February 10, 1981 - 7:30 P.M.
Members Present:
Jim Ridgeway, Ed Schaffer, Dick Martie, John Bondhus, Bill
Burke, Loren Klein.
Members Absent:
None.
1. Approval of Minutes - Wednesday January 21, 1981 Regular Planning Commission.
Motion was made by John Bondhus, seconded by Bill Burke and unanimously
carried to approve the minutes of the above listed regular meeting.
2. Consideration of a Simple Subdivision Request - Roy Carlson.
Mr. & Mrs. Roy Carlson, who own Lots 2 (66' wide) and Lots 3 & 4 (33' wide
each), Block 46, Townsite of Monticello, would like to divide Lot 2
away from Lots 3 & 4, to make a separate buildable lot of Lot 2.
One item of concern, was would the setback of the house on Lots 3 & 4,
be 10' or more away from the easterly line of the newly created Lot 2.
If that distance were 10' or more, there would be no problem. However,
if that distance were less than 10', a variance hearing would be required
if a new lot, that is Lot 2, were to be created as proposed.
According to the existing Monticello Ordinance, in a new subdivision,
a lot must be 80' wide or wider to become a buildable lot. However, there
is a provision which allows a lot of 75% of that 80' requirement, or
60' wide, to be built upon in the case where a lot was in existence prior
to the initiation of the present ordinance in 1975. That would be the
case here.
It was a staff recommendation to approve this request, contingent upon a
certificate of survey being provided, showing that the present structure
on Lots 3& 4 is 10' or more from the easterly line of the newly created
Lot 2.
On a motion by Ed Schaffer and seconded by John Bondhus, all voted in
favor to recommend approval of this simple subdivision request, contingent
upon a Certificate of Survey showing the house of Lots 3 & 4 to be at least
10' or more from the easterly lot line of the newly created Lot 2.
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3. Public Hearing - Consideration of an Application for Rezoning - Northern
States Power.
NSP, owner of the land north of River Street, across from Electro Industries
and the Edgar Klucas property, proposed rezoning that property from R-l to
I-2. The reason for proposing that rezoning request, was so that NSP might
be enabled to build a new 22,000 square foot office building/training center.
That property is commonly referred to as "The Dick Brooks Farm".
Although NSP only requested rezoning for a small triangular piece of pro-
perty across from the Electro Industries/Klucas property, it was a staff
recommendation that all of the property north of River street lying between
County Road 75 and the railroad track and the City limit be rezoned to I-2
so the entire parcel of land which NSP now owns, which is adjacent to the
Nuclear Power Plant property, could be zoned I-2, and thus avoid areas of
spot zoning.
Although this Public Hearing dealt only with rezoning of the property from
R-l to I-2, there were several people, or their representatives, present
at the meeting to request information about the possibility of proposed
improvements which would be extended to the building site, should NSP build
there.
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Jim Metcalf, attorney representing Edgar Klucas, indicated that in the past,
the property known now as The Meadows, etc., was proposed for I-l at a
previous rezoning hearing, but was turned down, and remained as R-l. He
also pointed out that sewer and water assessments would not benefit Mr. Klucas
and the Planning Commission should consider the fact that sewer and water and
assessments might possibly follow up to a rezoning request.
Albert Meyer, representing the Alano Society, stated that they had no Objec-
tion to the rezoning of that parcel of property so that the proposed build-
ing could be built, but stated that financially they would not be in favor
of any assessments which might be levied against them if improvements were
to follow.
Mel Wolters, representing himself as owner of The Meadows, was present and
expressed no opposition to the rezoning, but expressed a concern about
assessments that might be made to The Meadows if possible further improve-
ments were to follow the rezoning and a project were developed after the
rezoning was completed.
Bill Seefeldt, owner of Electro Industries, had previously let it be known
to the staff at City Hall that he was in favor of the rezoning.
Mr. Ward King, representing Northern States Power Company, was present and
explained NSP's proposal to build the office building/training center. He
also stated that NSP would be willing to install their own private sewer
and water system if the City were not to extend the services.
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It was pointed out that the two issues, that of zoning and that of improve-
ments, were separate, and that improvements would be taken up at a future
public hearing.
On a motion by Ed Schaffer and seconded by Dick Martie, all voted in favor
of recommending granting the rezoning.
4. Presentation of Information for a Future Consideration of a variance.
Ken Larsen, of Larsen's Carpets, was present to discuss with the Planning
Commission, his intent to move his carpet store from its present location
at 128 West Broadway, to the garage behind his home at 30l Washington St.
Mr. Larsen explained that he had lost his lease and in order for him to
continue in business, it would be necessary for him to move his carpet
business to that location, at least for the time being.
Because a public hearing notice had not gone out on this particular item
and that this item was brought as a new business item, the Planning Commis-
sion chose not to make any consideration for recommendation, but to suggest
that Mr. Larsen bring his request before him at their special meeting
at 5:00 P.M. on February 23, 1981.
5. Public Hearing - Consideration of a Conditional Use - Monticello Public
Library.
The building committee, for the proposed new Monticello Public Library,
brought a proposal before the Planning Commission requesting that a condi-
tional use be granted to Lots 1, 2 and part of 3, and Lots 9 & 10, Block 17
for the erection of a new public library. It is necessary to obtain a
conditional use to build a public library in any zoning district.
In the case of this proposed new public library building, the total number
of parking spaces would be provided, as well as all other zoning requirements.
A motion was made by Ed Schaffer, seconded by Bill Burke and all voted in
favor of recommending approval of this conditional use request.
6. Public Hearing - Consideration of Amendments to the Subdivision Park Dedica-
tion Ordinance.
At a previous Planning Commission meeting, ordinance amendments were dis-
cussed.
Ordinance 11-6-1: Park Dedication Requirement, was discussed, and the
following suggestions were made: (Those items underlined were the
proposed additions to the ordinance)
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11-6-1:
PARK DEDICATION REQUIREMENT
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A. Pursuant to Minnesota Statutes 462.358, Subdivision 2, the City
Council of Monticello shall require all developers requesting
platting or replatting of land in the City of Monticello to con-
tribute ten (10) percent of the final plat gross area to be dedi-
cated for use as either parks, playgrounds, public open space,
or linear park and trail systems or to contribute an equivalent
amount of cash, based on the conditions outlined below. The form
of contribution (cash or land, or any combination thereof) and
the specific area in case of land contribution, shall be decided
by the City Council based upon need and conformance with approved
City plans.
B. In order to determine the park dedication requirement, an
appraisal of the market value of the subdivision shall be provided
by the developer. This appraisal shall include the appraisal of the
entire subdivision, plus an appraisal of the area proposed in
land if applicable. This appraisal shall be based on market value
of the land as though it were already platted.
C. City Council may accept appraisal ordered by the developer
or may order own appraisal to arrive at the fair market value of
the subdivision and any land proposed for park dedication. In
either case, the developer is responsible for the costs of such
appraisals.
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D. Park dedication credit should not include a wetland or ponding
area necessary for the drainage plan of the particular subdivision.
A motion by John Bondhus and a second by Dick Martie was unanimously approved
to recommend approval of this amendment to the Park Dedication Ordinance.
7. Review of the Entire Zoning Ordinance (Title 10).
It was the consensus of the planning Commission that the review of the
Zoning Ordinance should take place; however, the Planning Commission members
felt that rather than do it all at one meeting, that it should be done over
a period of several meetings and that they would start this review at their
next regular planning commission meeting. They indicated they would entertain
suggestions for Zoning Ordinance changes or amendments from the staff.
8. Discussion of the Simplification of the Variance Process.
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In light of the fact that the Council voted not to consider the ordinance
amendment simplifying the variance request that the Planning Commission had
sent to them as a result of their WedneSday, January 21, 1981 meeting,
the Planning Commission decided to hold a pUblic hearing at their special
meeting on February 23, 1981 at 5:00 P.M. at which time they would discuss
the possibility of sending an ordinance amendment forth to the Council which
would eliminate the need of going before the Planning Commission on a variance
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uest, thus hopefully streamlihing the variance process. This item was
e ided upon by consensus.
Lo n Klein,
Zoning Administrator
LDK/ns
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