Planning Commission Minutes 09-11-1984
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MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
September 11, 1984 - 8:01 P.M.
Members Present: Jim Ridgeway, Joyce Dowling, Don Cochran,
Richard Carlson.
Members Absent: Ed Schaffer.
Staff Present: Gary Anderson.
The meeting was called to order by President Jim Ridgeway at
8:08 P.M.
Motion was made by Joyce Dowling, seconded by Don Cochran, to
approve the minutes of the August 14, 1984, Planning Commission
meeting.
3.
Public Hearing - Rezoning Request to Rezone from 1-1 to B-3 -
Applicant, Burger King Corporation.
Mr. Bob Hoida, Site Development Engineer, was present from Burger
King corporation to present their proposal for rezoning of Lots 1 & 2,
Block 2, Lauring Hillside Addition from 1-1, Light Industrial,
to B-3, Highway Business. Mr. Hoida showed to Planning Commission
members renderings of the drawings of a site plan for the proposed
new Burger King Restaurant and also a side view of the proposed
Burger King Restaurant. Mr. Hoida indicated to Planning Commission
members Burger King's intent of the rezoning from 1-1 to B-3
is that it would be very compatible with what is existing there
both from their end of the restaurant end of commercial business
to accommodating with the other allowable uses in B-3 Zoning.
Chairman Jim Ridgeway opened the meeting for any comment from
the public. There being no input from the public, a motion
was made by Don Cochran, seconded by Joyce Dowling, to approve
the rezoning request of Lots 1 & 2, Block 2, Lauring Hillside
Addition from 1-1, Light Industrial, to B-3, Highway Commercial.
Motion carried unanimously, with member Ed Schaffer absent.
4. Public Hearing - Variance Requests:
1) To allow additional pylon sign height than the maximum allowed.
2) To allow a crushed rock truck parking lot surface rather
than the hard surface.
3) To allow a 30-foot driveway entrance instead of the required
24-foot driveway entrance.
Applicant, Burger King Corporation.
1) Discussion centered around the actual height of the pylon
sign and the interpretation of the Ordinance. The Zoning Administrator's
interpretation of the Zoning Ordinance, along with Planning
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Commission members' interpretation, is that the 32 feet in sign
height is actually from the top of the roadway surface at the
highest point adjacent to the freeway, that being the Highway
25 bridge which extends over the freeway. Mr. Hoida indicated
to Planning Commission members that through trial and error
using a boom truck, Burger King extended the aerial bucket into
the air approximately 45 feet and then while driving from the
east coming out of Minneapolis and driving from the west coming
out of St. Cloud, they found that with the sign 45 feet high,
they could just see the top portion of the sign. When it was
raised to 50 feet in height, in driving from the east and from
the west on Interstate 94, they found that the bucket at an
extended height of 50 feet would be very visible from 1-94 either
from the east or the west. Commission members indicated to
Mr. Hoida that they see no need for a Variance at this time
as long as the top of the pylon sign is not more than 32 feet
above the driving surface at the Highway 25/1-94 bridge driving
surface.
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2) Mr. Hoida indicated Burger King's intent at this time was
to only hard surface the area needed for parking and driveway
requirements for the Burger King Restaurant. What they would
like a variance from would be an additional lot that they would
like to be used for semi-truck tractor parking and/or campers
or fifth-wheel camper trailers. The surface they would like
to use for this would be a crushed limestone surface with no
curb and gutter put in at this time. Chairman Jim Ridgeway
indicated to Mr. Hoida through this experience at Wrightco,
they just lease a portion of land from the Railroad. The surface
they have on there is a crushed rock surface, and they are continually
filling in the holes left by the semi-truck tractors due to
maneuvering around of the semi-truck tractors on this type of
surface. And with this type of surface, it is of continual
maintenance. You are always, at several times during the year,
back out there putting more crushed rock surface into the holes
left from the semi-truck tractors. Mr. Hoida's content is a
two-fold request that the reason they would not like to put
it in at this time is the soil conditions underneath. They
would like to be allowed time for the soil to settle. At that
time, within a reasonable amount of time, the surface could
actually be hard surfaced. Also, right now, due to budget restraints
on this particular project, it doesn't accommodate for the entire
surfacing of the parking lot and the truck parking lot. Chairman
Jim Ridgeway opened up the meeting for any input from the public.
Mr. Darkenwald, Darkenwald, Inc., questioned as to why the Burger
King location here would have to install hard surfacing of the
truck parking lot where the City of Rogers granted a Variance
to Burger King to not hard surface the truck parking area of
the new Burger King Restaurant going up in Rogers, Minnesota.
However, the bids did come in favorably, and it was within budget,
so the truck parking area was hard surfaced in Rogers.
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Zoning Administrator Anderson indicated to Mr. Hoida that the City
does not allow bituminous curbs to be installed where our requirements
are only the concrete curb and gutter. Mr. Hoida indicated
at this time the concrete curb and gutter could be installed
around the perimeter of the truck parking lot area.
Motion by Joyce DOWling, seconded by Don Cochran, to deny the
Variance Request to allow crushed rock surface instead of the
hard surfacing of the truck parking lot.
3) Mr. Hoida indicated the driveway entrance width Burger King
is desiring would be a 30-foot driveway entrance where the Ordinance
allows up to a maximum of a 24-foot driveway entrance. The
reasoning behind the wider driveway access width is the allowable
turning radius for semi-truck tractors and also for fifth-wheel
campers behind a pickup or a camper-trailer being pulled behind
a car or pickup. There being no public input, motion was made
by Richard Carlson, seconded by Don Cochran, to approve the
Variance Request to allow a 30-foot driveway entrance instead
of the required 24-foot driveway entrance. Motion carried unanimously.
5.
Public Hearing - Variance Request to Allow less than the Required
10-foot Sideyard Setback - Applicant, Jay Miller.
Jay Miller was before Planning Commission members again to discuss
with them applying for a Variance to be within 10 feet of the
sideyard setback on the southwest side of the property. Mr.
Miller indicated to Planning Commission members that he does
not own the adjacent lot, the lot in question being Block 4,
Lot 8, but that he does have an option on the lot; and the fee
title owner of the lot indicated he would not like to have any
portion of Lot 8 taken away from it and added onto Lot 9. Therefore,
Mr. Miller is in to request a variance to be allowed to be within
the 10-foot side lot requirement. Chairman Ridgeway questioned
as to why he was in again applying for the Variance when, indeed,
he indicated at the last Planning Commission meeting, August 14,
1984, meeting that he would obtain additional square footage
needed from Lot 8 to accommodate and, thus, be in conformance.
There being no publiC input, motion was made by Don Cochran,
seconded by Richard Carlson, to grant a maximum 1.54 feet sideyard
variance on the southwest portion of the under-construction
8-unit townhouse building with the condition that any future
townhouses to be built on the R-2 lots maintain a 20-foot sideyard
setback instead of the 10-foot sideyard setback. Motion carried
unanimously.
6. Public Hearing - Variance Requests:
1) To allow additional pylon sign height than the maximum allowed.
2) To allow driveway access width in excess of the maximum
24 feet allowed.
Applicant, Wendy'S.
1) zoning Administrator Anderson indicated to the gentlemen
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from Wendy's and his sign company representative from Sign Crafters
that the intent of the Ordinance through the interpretation
of the zoning Administrator and the Planning Commission members
is that the 32 feet maximum height is from the top of the road
surface of the highway going over the freeway, that being at
the top of the bridge. The gentleman from Sign Crafters indicated
if it was 32 feet above the top of the driving surface at the
bridge over the freeway that they would have no problem staying
within 32 feet. Therefore, they would not need a Variance.
2) A discussion was also held on the possibility of driveway
access widths in excess of 24 feet. Wendy's, at this time,
depending on if the Planned Unit Development goes ahead as planned,
would like additional driveway width to accommodate wider turning
radius needed for semi-truck tractors and campers pulled behind
vehiCles. The gentleman from Wendy'S indicated that they now
would not need the additional driveway access width and that
if they had to have driveways installed into their own property
and not utilize a common driveway entrance off of the proposed
Planned Unit Development, 24 feet would be sufficient for them
and would not need a Variance.
7.
Public Hearing - Concept Plan and Preliminary Plan for Proposed
Planned Unit Development - Applicants, Jim Powers and Kent Kjellberg.
Jim Powers was present with his Registered Land Surveyor, Dennis
Taylor of Taylor Land Surveyors, and also Mr. Lee Nelson, representative
from Wendy'S Family Restaurant corporation. Planning Commission
Chairman, Jim Ridgeway, questioned zoning Administrator Anderson
if everything was in order for the Concept Plan as presented.
Zoning Administrator Anderson answered that there are certa~n
items that are missing from the Concept Plan before them, those
being water and sewer plans as presented need additional footage
added to the water and sewer pipe in the newly constructed road
through the proposed Planned Unit Development; it would also
need additional pipe size than the size indicated; it would
also need cross sectional drawings of the manhole and the water
hydrants proposed in the water and sewer construction; also
City staff had questions as to the 1-foot outlot between the
newly platted Sandberg Road extension through the Planned Unit
Development and the next adjoining property owner, Monticello
Ford. Two other questions were raised on two other outlots,
those not having a building or building size allocated to those
proposed outlots for any proposed use of those outlots. Other
than that, City staff felt that all the items were addressed
in the Concept Site Plan submitted before them. Planning Commission
Chairman, Jim Ridgeway, along with the other Planning Commission
members present, Joyce DOWling, Richard Carlson, and Don Cochran,
were very opposed to actually hearing the proposal for the concept
Plan if everything wasn't in place as needed per Concept Stage
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of the Planned Unit Development. That is per the requirement
in a Planned Unit Development that everything has to be in order
before approval or denial by Planning Commission and the City
Council. Having an indication from Jim Powers' partner in the
proposed Planned Unit Development that everything would be in
order for this Planning Commission meeting from the last Planning
Commission meeting held on August 14, 1984, Jim Powers countered
that everything was in order except a few changes that Zoning
Administrator Anderson and City Administrator, Thomas Eidem,
had found in a meeting with Mr. Powers at 11:30 A.M., Tuesday,
September 11, 1984. Mr. Powers indicated that there are three
different firms that are involved with the Planned Unit Development,
each of them specialists in different fields of development
as so indicated on there. They had received promises that they
would be to City staff by Thursday, September 6, at the latest and
then only received portions of them Friday, September 7,
and portions Monday, September 10, and the final portion Tuesday,
September 11. Planning Commission Chairman, Jim Ridgeway, reiterated
that that is a developer's problem, not a City staff or Planning
Commission problem and that, as a partner in the proposed development
of the Planned Unit Development, it is his responsibility to
coordinate between him and the people doing the work for him
so it does arrive to City staff, Consulting Engineering, and
Consulting Planning Firm on time for their review. Zoning Administrator
Anderson indicated to Planning Commission members that City
staff is recommending to Planning Commission members their approval
of the Concept Stage of the Planned Unit Development with the
conditions or revisions as mentioned earlier and that we feel
the concept Plan stages of it are intact and of good design
with the few exceptions that we have noted earlier. Commission
members reiterated to the partner in the proposed Planned unit
Development that they will not look at any future development
stages of the proposed Planned unit Development until everything
is in order, has been reviewed by City staff, Consulting Engineer,
and Consulting Planning Firm and is recommended to them for
their approval.
Motion by Don Cochran, seconded by Joyce DOWling, to approve
the Concept Stage of the proposed Planned Unit Development,
Plaza Partners, with the condition that all revisions of the
City staff, Consulting Engineer, and the Consulting Planner
be addressed in the Concept Stage of the Planned Unit Development.
Motion carried unanimously. Also, as a directive motion, motion
by Don Cochran, seconded by Joyce DOWling, that the Planning
Commission members as a Planning Commission body, direct
City staff to work with the developers of the Planned Unit Development,
Jim Powers and Kent Kjellberg, to inform them in writing and
with their presence, any items that are needed before submitting
the next stage of the Planned Unit Development, that being the
Development Stage. Motion carried unanimously.
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Additional Information Items
A discussion was held on the next proposed tentative date for
the Monticello Planning Commission regular meeting in October.
The regular meeting date, being the second Tuesday, would fall
on the 9th. The first meeting of the Council would be on the
8th, but the 8th is a holiday, Columbus Day. The Council will
be meeting on the 9th. It was the general consensus of the
Planning Commission members to meet on Wednesday, October 10,
1984, at 7:30 P.M.
Motion by Don Cochran, seconded by Richard Carlson, to adjourn
the meeting. Motion carried unanimously. The meeting adjourned
at 10:39 P.M.
Respectfully submitted,
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Gary derson
Zoning Administrator
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