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Planning Commission Minutes 11-14-1984 . . . MINUTES REGULAR MEETING - MONTICELLO PLANNING COMMISSION November 14, 1984 - 7:30 P.M. Members Present: Richard Carlson, Ed Schaffer, and newly elected Planning Commission Member, William Fair. Members Absent: Jim Ridgeway, Joyce Dowling, Don Cochran. Staff Present: Thomas Eidem, Gary Anderson. The meeting was called to order by Acting President, Richard Carlson, at 7:40 P.M. Motion by Ed Schaffer, seconded by William Fair, to approve the minutes of the regular meeting of the Monticello Planning Commission held October 10, 1984. Motion carried unanimously. 3. Public Hearing - A Conditional Use Request to Allow a Nursing Home in an R-B Zone - Applicant, Monticello-Big Lake Community Hospital District. Barb Schwientek, Hospital Administrator, was present to show the proposed location of the new Monticello-Big Lake Nursing Home to be built directly in back of the existing Monticello-Big Lake Hospital. Ms. Schwientek indicated to Commission members the building would be a 2-level building with the lower most level to match up with the existing lower level of the hospital. Acting Chairman, Richard Carlson, opened the public hearing for public input. Mr. Robert Jameson questioned as to how close the new proposed nursing home would be from the high water mark of the Mississippi River. Ms. Schwientek indicated to Mr. Jameson that soil borings had been taken and that the closest point of the proposed nursing home to be built would be approximately 7-8 feet above the existing elevation of where it is at, thus necessitating additional fill to be hauled in. The soil borings were taken from the existing soil, and water was found to be 7 feet below the surface at that point. Commission member, William Fair, questioned zoning Administrator Anderson if the street vacation had anything to do with the proposed conditional use as presented. Zoning Administrator Anderson indicated to Commission members that the street vacation was acted on by the Monticello City Council at their Tuesday, November 13, meeting, and a motion was made by the City Council to not grant the street vacation at this time but instructed Consulting Engineer, John Badalich, and Public Works Director, John Simola, and City Administrator, Thomas Eidem, to work with the Administration and Board of the Monticello-Big Lake Hospital to establish some sort of width for the right-of-way of River Street. The main concern of the -1- . . . Planning Commission Minutes - 11/14/84 City was to protect our interceptor sewer line which runs directly in the center of the platted River Street. Motion by Ed Schaffer, seconded by William Fair, to approve the conditional use request to allow a nursing home in an R-B Zone. Motion carried unanimously. 4. Public Hearing - A Simple Subdivision Request of a Residential Lot, Variance Requests for Less than the Minimum Lot Width and Lot Square Footage - Applicant, Harry Stokes. Mr. Dean Hoglund, real estate agent for Realty World Maxwell, was present to propose the simple subdivision request for Mr. and Mrs. Harry Stokes. In the simple subdivision request plat as presented, it showed a 72-foot lot width with 132 feet of lot depth, which is less than the minimum allowed in an R-2 Zone of 10,000 square feet. The 72 feet in width is less than the minimum lot width required in R-2 Zoning, which is 80 feet of lot width. Zoning Administrator, Gary Anderson, indicated to Commission members and the public that was present the City staff's proposal for accommodating a subdivision request like this. Staff would like to see a minimum lot width of 80 feet be established, recognizing that they have only 132 feet of depth, but the 80 feet would give us the minimum lot width required in R-2 Zoning. Also, with the increase of lot width from 72 feet to 80 feet, the sideyard setback line closest to the Stokes' house would be less than from 18.9 feet down to 10.9 feet. On the sideyard setback, which is the side closest to the rear of Stokes' house, staff is suggesting that the sideyard setback on that side be increased to 20 feet rather than the required 10 feet, with the other sideyard setback being left at the minimum required 10 feet. This would allow a maximum of a 50-foot wide house and garage to be built on this lot. Planning Commission Chairman then opened the public hearing for public input. Mr. Stokes, property owner requesting the subdivision, stated the reason for gOing with the 72 feet instead of the 80 feet was that currently he has no garage onto his house and that the driveway used to get to his house is right along side the rear most portion of his property. If it was lessened from 18.9 feet down to 10.9 feet, it would allow him very little room to get in and out of his car once parked on the driveway and still be on his own property. Acting Chairman, Richard Carlson, at this time closed the public hearing and asked for a motion. Motion by William Fair, seconded by Ed Schaffer, to go along with staff's recommendation to approve the simple subdivision as presented with the fOllowing conditions: That the front foot width be increased from 72 feet to 80 feet; and the sideyard setback on the side closest to the rear of Mr. Stokes' house be increased from a 10-foot sideyard setback to a 20-foot sideyard setback. Motion carried unanimously. -2- Planning Commission Minutes - 11/14/84 . 5. Public Hearing - A Variance Request to Build a Cold Storage Building in an R-3 Zone - Applicant, Ruff Auto Parts. . Mr. Chuck Stumpf, partner in Ruff Auto Parts, along with Mr. Ron Ruff, partner in Ruff Auto Parts, was present to explain their request for an additional cold storage building to be built on their property. Mr. Stumpf indicated the reason for the request is to allow them to put up a cold storage building to put in damaged repairable cars once they purchase them; to have them inside so they can work on them to tear down whatever parts are needed from them before they be set outside for other use. The basic problem they have is, especially during the cold weather months, they have no place to have these cars that they purChase for the salvageable parts to work on them. The buildings they have currently are used for storage of various automotive parts. Mr. Ron Ruff indicated that due to the nature of their business, they've had a fairly successful year so far; but that doesn't mean that is going to continue at the rate that it is and that they could not preplan just how many more buildings they would need now or in the future. It basically bears off of what the market will bear. Ruff Auto Parts itself would not like to be tied into a developmental agreement saying when they would have to put up another building or whatever other conditions may be attached. City Administrator, Thomas Eidem, indicated the City's standpoint in regard to the Ruff Auto Parts request is the City is seriously looking at creating a zone specifically to allow the nature of Ruff Auto Parts, whether it be a commercial type zoning or whatever the zone may be, something to accommodate their type of business out there. Ruff Auto Parts originally was in the Township and was annexed into the City. At that time, the zoning that was applied to it was some type of residential zoning, which was very limited to their type of operation, which meant their operation is allowed to exist as a non-conforming use. Staff is proposing that we work with the applicant, Ruff Auto Parts, to come up with a developmental plan and a decision to work with them that would be in the best interest of the City and of Ruff Auto Parts. Both Mr. Stumpf and Mr. Ruff indicated they would be willing to work with the City to allow them to stay where they are and still clean up their property as the years go on. with there being no input from the public, motion by Ed Schaffer, seconded by William Fair, to grant the variance request to build a cold storage building in an R-3 Zone with the recommendation that the current owners of Ruff Auto Parts work with the City and to establish an overall working relationship to keep the property cleaned up. Motion carried unanimously. . -3- Planning Commission Minutes - 11/14/84 . 6. Public Hearing - A Conditional Use Request to Allow a Detached Accessory Building in Excess of 1000 Square Feet to be Built Without a Principal Use for the Vacant Property - Applicant, Marvin Scherer. . Marvin Scherer was present with his request to build a cold storage building to put his antique automobiles under cover, and in doing so that once allowed to put up the building to put the vehicles under, he would also keep the property mowed and kept clean. Mr. Scherer questioned as to the City regulating the numerous types of landscaping controls which are required of Mr. Scherer at this time, that being tree plantings, screening fence, and the hard surfacing of the driveway, and the green area or lawn area to be kept mowed and neat in appearance. Mr. Scherer indicated he had purchased it long before the property was in the City limits, and when he was annexed into the City he had to conform under the R-1 restrictions, which doesn't allow a detached accessory building. Mr. Scherer's property is vacant property, and it doesn't have a principal use. Without a principal use, you cannot build anything else. Zoning Administrator Anderson indicated to Commission members and the public present the staff's recommendation to allow Mr. Scherer's building to be built there with the fOllowing conditions: Screening fence be installed, hard surfacing of the driveway, tree plantings to be put in. Mr. Greg Wagner, Morton Buildings, Inc., was present to support Mr. Scherer's request to be allowed to build the building and offered the fOllowing questions: If all the conditions are cast in stone and is there no room for deviation from these conditions one way or the other: and if the building could be set the other way on the property to run lengthwise with the property. zoning Administrator Anderson countered that the building could be negotiated to sit the other way, but the reason it is sitting the way it is now is to utilize the least amount of screening fence that would be required as a condition. Acting Planning Commission Chairman, Richard Carlson, closed the public hearing at this time. . Motion by Ed Schaffer, seconded by William Fair, to approve the conditional use request to allow a cold storage building in excess of 1000 square feet to be built on a vacant lot without a principal use with the conditions as submitted by City staff to be negotiated between Mr. Scherer and the City staff. They are as follows: 1) Building set back to within 5 feet of the south and west property lines and the southwest corner of the property. 2) Door entries on the east end of the building only. 3) 7-foot or 8-foot high opaque screening fence of treated wood in the following areas: from the east and west rear property lines to the north about 60 feet: from the northwest corner of the building east along the building 20 feet; from this point start with the fence going north from the building 10 feet: then west 25 feet to meet with the west line fence; starting -4- . . . Planning Commission Minutes - 11/14/84 at the northeast corner of the building, north 15 feet; then east to the east fence line; a 15-foot maximum width gate of the same material as the opaque screening fence and the gate to be closed except when in use. 4) 15 trees, 8 feet in height at a minimum in the fOllowing areas: 6 spaced along the west side of the property, maximum 30-foot spacing; 6 along the east side of the property, maximum 30-foot spacing; 3 along the front side of the property, maximum 30-foot spacing. 5) 12-foot maximum driveway width, concrete or asphalt driveway. Driveway to be from the Golf Course Road south into the property, then up to the east building entrance door. 6) Absolutely no outside storage. 7) Building use is for cold storage of vehicles and its accessories only. Motion carried unanimously. 7. Public Hearing - A Request for a New Residential Subdivision Addition - Applicant, Realty Station, Inc. Mr. Ed Doran, current property owner of the former Rand Mansion, was present to discuss his proposal for subdividing his existing vacant land around the former Rand Mansion. He indicated to Commission members he has been unsuccessful through Realty Station and other realty companies in Monticello to sell his property, and he is looking at this as a possible alternative to sell off portions of the vacant land around the former Rand Mansion. The public hearing was opened for any public input. Cecile Muehlbauer, sales agent with Realty Station, strongly voiced her concerns over any architectural controls which may be attached as a condition to this proposed new subdivision. In checking through many other realtors and developers in the MinneapOlis/St. Paul metropolitan area, they have had several prospects on the property, but nobody is willing to come forth to expend the amount of money needed to renovate the former Rand Mansion. The former mansion would be better off being demolished, and highest and best use of the land, therefore, would be vacant land with no former Rand Mansion structure on it. She felt that the architectural control portion as a condition to this subdivision would be a definite hardship on the owner and the prospective developers of the property. Thomas Eidem, City Administrator, eluded to the architectural control which we are looking for as a condition to this. The reason for the architectural control is that the type of housing to be put in there be of somewhat similar nature to what is existing there, not that it has to be exactly the same thing but something that would complement the former Rand Mansion. The establishment of an Architectural Control Board would consist of a representative of the City, a representative of the developer, and an independent individual to act as a nonrelated individual. zoning Administrator Anderson handed to Planning Commission Chairman, Richard Carlson, a letter received from our Consulting Planner, John Uban of Howard Dahlgren & Associates. His comments were basically the -5- . . . Planning Commission Minutes - 11/14/84 same concerns as voiced by City staff. He felt that the subdivision itself, due to the character and nature around it, would be very complementary to the City as a new subdivision with some type of architectural controls. Richard Carlson then read aloud a letter submitted from Mel Wolters objecting to the proposed new subdivision, feeling that there are a considerable amount of residential lots available in the City right now and the City does not need additional lots and that we should take care of the developers that do have the residential lots available and try and lessen the amount of residential lots available at the present time. Mrs. Robert Jameson was present to express her concerns of their property, fully realizing the problems which Mr. Doran has encountered. Their property, like Mr. Doran's property, is currently on the National Register. She is not in objection to the proposed subdivision, but she feels there should be some type of architectural control to avoid dissimilar type housing to go in adjacent to historical site properties. Motion by William Fair, seconded by Ed Schaffer, to approve the proposed subdivision as presented with the fOllowing condition: that there be 1) an architectural board established consisting of a representative of the City, a representative of the developer, and an independent individual with no affiliation to either the City or the developer. 2) That the Architectural Control Board, before issuance of the building permit, decide the type of house to be built on the residential vacant lots. Motion carried unanimously. 8. Public Hearing - A Conditional Use Request to Allow Outdoor Sales in a B-3 Zone - Applicant, Monticello Auto Sales, Inc. Mr. Clarence McCarty, owner of Monticello Auto Sales, Inc., was present to explain his proposal to have a sales lot to display his automobiles which he currently has for sale. The proposed lot in question is the W ~ of the former Dino's Other World property. The lot consists of a very badly deteriorated parking lot, which could be upgraded for the display of the vehicles which Mr. McCarty would like to sell. Conditional uses for the auto sales lot itself, there will be no office building or repair garage whatsoever. There will be no buildings at all. It will be just a lot for display of his automobiles. Commission members asked Mr. McCarty the number of cars he would like to have out there. He indicated the total number he would like to have at this time would be 3D cars. Staff is suggesting a maximum of 1D-15 cars; preferably 1D cars now, and if the need should arise and he needs additional ones, he can come back and ask for space for additional cars on the lot. with no input from the public, motion by William Fair, seconded by Ed Schaffer, to approve the conditional use request to allow outdoor sales in a B-3 Zone with the following conditions: -6- Planning Commission Minutes - 11/14/84 . 1) The conditional use be for a period not to exceed past December 31, 1985; 2) The vehicles to be sold there, whether they be automobiles or pickups, will not exceed a gross vehicle weight of 9,000 lbs. 3) The site be reviewed by the zoning Administrator and meet his approval before it can be open for business. 4) The area be lighted and the light directed to the cars on the sales lot only. 5) The total number of cars at this point not to exceed 10. 6) The entire area which Mr. McCarty is leasing be kept neat and well maintained through the duration of his conditional use permit. 7) The vehicles to be displayed belong only to Monticello Auto Sales and they not be consignment cars from other individuals or corporations. 8) A fence be put around the old basement in the front and on the two sides. Motion carried unanimously. 9. Consideration of Approval of the Final Plan Stage of a Planned Unit Development to be Known as Broadway Partners - Applicants, Jim Powers and Kent Kjellberg. . Jim Powers was present to explain to Commission members they have everything intact for final plan approval except a couple items on the drainage plan haven't been put down on paper, and the narrative summarizing their whole Planned Unit Development has not been drafted in final form. Commission members asked staff their comments on this. Staff feels that they could approve the final plat subject to two conditions: That approved drainage plan be submitted, and that the narrative portion of the Planned Unit Development be submitted by the next Council meeting. Motion by Ed Schaffer, seconded by William Fair, to approve the final plan stage of the Planned unit Development to be known as Broadway Partners, with the following conditions: 1) That approved drainage plan be submitted prior to the next City Council meeting, November 26, 1984. 2) That the approved narrative portion of the Planned Unit Development be submitted prior to the November 26, 1984, City Council meeting. Motion carried unanimously. 10. Consideration of Approval of the Final Plat of the Subdivision of a Residential Lot for 8 Townhouse Units - Applicant, Jay Miller. This is an information item to the Commission members that at the Tuesday night, November 13, Monticello City Council meeting they approved the final plat for the 8 unit townhouse subdivision as presented. 11. Consideration of Continuation of Variance Request for No Hard Surface, Curb and Gutter of Parking Lot - Applicant, Milton Olson. Milton Olson was present to apologize to Commission members . -7- Planning Commission Minutes - 11/14/84 . that he hadn't gotten his parking lot hard surfaced prior to the 1-year variance which was granted October 4, 1983. He had fully intended to get the parking lot hard surfaced with curb and gutter installed prior to October 4, 1984. Mr. Olson indicated he is willing to go along with Planning Commission members' recommendation as to the definite time limit when the parking lot is to be installed, that being to be installed in the spring by no later than June 10, 1985. Commission members asked Zoning Administrator what would happen should Mr. Olson not install the hard surfacing and curb and gutter in his parking lot by June 10. Administrator Anderson answered the parking lot would be reviewed June 9. At the June 10 meeting, Zoning Administrator Anderson would report to Commission members the status update on Mr. Olson's parking lot. If it wasn't completed, the members could at that time instruct the matter be turned over to City Attorney, Gary Pringle, of Smith, Pringle & Hayes. Motion by Ed Schaffer, seconded by William Fair to approve the variance request extension of the hard surfacing and curb and gutter of the parking lot for Olson Electric with the condition that Mr. Olson is to have curb and gutter and hard surfacing of the parking lot installed on or before and no later than June 10, 1985. Motion carried unanimously. . Motion by William Fair, seconded by Ed Schaffer, to set the next tentative date of the Monticello Planning Commission for Tuesday, December 11, 1984, at 7:30 P.M. Motion by Ed Schaffer, seconded by William Fair, to adjourn the meeting. The meeting adjourned at 10:38 P.M. Respectfully submitted, d'!J!l~ Gary Anderson Zoning Administrator . -8-