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Planning Commission Minutes 01-03-1995 , .' '- ,,' -.w' . MINUTES REGULAR MEETING-MONTICELLO PLANNING COMMISSION Tuesday, January 3, 1995.7 p.m. Members Present: Jon Bogart, Richard Martie, Richard Carlson Members Absent: None Staff Present: Jeff O'Neill, Wanda Kraemer, Steve Grittman, Consulting City Planner 1. The meeting was called to order by acting chairperson Jon Bogart at 7 p.m. 2. Approval of the minutes of the re~lar meeting held October 4. 1994. The minutes were approved with the correction to Item 3, number 3 of the five reasons supporting the zoning amendment should read: The proposal will not tend to cause depreciation of the land values in the area. 3. Approval of the minutes of the regular meeting held December 6. 1994 - 7 p.m. 4. Public Hearing-Consideration of a 2-ft. variance to the lO-ft side yard setback. which would allow expansion of an existing garage. Applicant. Paul Klein. Chairperson Bogart opened the public hearing. Jeff O'Neill, Assistant Administrator, explained that in the past the city has allowed sideyard variance to enable construction of a standard size two car garage. In this case, there is already a 370 sq ft garage with dimensions of 22' x 16'8 and adding 10' to the width will result in a garage size that is larger than the standard size. The property owner can achieve reasonable and full use of his property without a variance and there is no unique circumstance or hardship that would justify the variance and granting the variance could set a precedent that would impair the intent of the ordinance. O'Neill stated that the Planning Commission might consider changing the ordinance for side yard setbacks. Steve Grittman, Consulting Planner, explained that the average width of a garage is 20 to 22 feet. Klein described his request noting that his wish to save the existing garage doors. Page 1 . .~ . --- Planning Commission Minutes - 1/03/95 Chairperson Bogart then closed the public hearing. Richard Martie did not think changing the ordinance would be beneficial. He thought that this request did meet requirements. Richard Martie made a motion to approve the 10 ft. side yard setback because it is a reasonable use of the property and still 28 feet to the next structure. The motion died due to lack of a second. Richard Carlson stated that he would like to see the present ordinance protected. CARLSON MADE A MOTION TO DENY THE REQUEST BASED ON THE EVIDENCE THAT THERE IS NO HARDSHIP JUSTIFYING THE GRANTING OF THE 2 FOOT VARIANCE TO THE SIDE YARD SETBACK. 2nd by Jon Bogart. Voting in favor: Richard Carlson, Jon Bogart. Opposed: Richard Martie. 5. Public Hearing-Consideration of a conditional use permit allowing the development of a 48-unit 3-story senior housing l?roiect. Applicant: Monticello Senior Housing Alliance. Jeff O'Neill, Assistant Administrator, reviewed the site plan. He noted that the site plan is located in the PZM zone and is allowed with a conditional use permit. The 2 acres site is located directly east of the existing clinic facility and encompasses two platted lots and portion of the River Street right-of-way. The site design and associated parking layout utilizes the clinic driveway. The river extends along the northern boundary of the property. Extending through the northern side of the site is the River Street right-of-way, which was platted many years ago but never developed for roadway purposes. The pathway plan adopted by the City currently calls for River Street to become a location for a pathway that will someday be extended from River Street to Mississippi Drive. To the east of the site is a home recently purchased by John Bondhus. Farther to the east is the Bondhus office complex and the wastewater treatment plant. The presence of the wastewater treatment plant and periodic odors that impact the area represent some potential for incompatibility between uses. The Planning Commission should carefully weigh the risk associated with allowing development of the congregate care senior housing facility at this location due to this factor. The consensus among the HRA, the Hospital Board of Directors, and the Senior Housing Alliance is that although it is demonstrated that odor problems do occur in the area, the frequency of the problem is linked to unique atmosphere conditions that occur only a few days per year. The view had been that although during certain days there may be a problem for the most part odors are not a problem. The City staff Page 2 . Planning Commission Minutes - 1/03/95 has asked the architect to design the air intake system to include an air filtration mechanism that will bring fresh air into the hallways and general use areas of the building. In addition, the individual wall air conditioners serving each unit will also have an air filtration system that is designed to mitigate odor problems. The parking will include 18 parking spaces in front of the building1 33 underground for a total of 51 spaces which meets code requirements. O'Neill went on to outline the conditions required by the ordinance and suggested adding an air filtration requirement. Chairperson Bogart opened the public hearing. e. Jay Nelson, architect for BRW and working for the Monticello Senior Alliance, explained the that there is a need for senior housing in Monticello and there have already been numerous inquires on this new proposal. He went through the site plan and building information. The building will be visible from a main road (County Road 75) which will provide the advertising needed and make the complex easy to find and access. On the otherhand, the river in the back of the building offers a scenic park setting for residents to enjoy the outdoors. The building will be situated to allow as many units as possible to have a river view. The front of the building will be designed to look like and early 1900's riverfront hotel. There will be a covered walkway, screened porch, and open porch across the front and west side. The front will be red brick and the back will have a wooden carriage house look. The floor plans will include a large waiting area off of the dining room1 the doors and hallways will be wide enough for walkers and wheelchairs. The corridors will be decorated with color variations and wood trim not just white in color. There will be a small hotel room in the complex for residents guests. A large common mail area. A full basement with underground parking. The main parking lot would be between the building and the clinic. The City bus would be able to pick residents up from the front entrance but could block traffic during this time. Nelson stated there would be room to make a place for the bus to pull off but that would involve taking more of the green space and it was his opinion this would not be necessary. The position of the building will require realignment of the sewer line that runs through the property. The City Engineer requested that the slope around the building be changed to 4 to 1 slope instead of the 3 to 1 that was . Page 3 . Planning Commission Minutes - 1/03/95 originally designed. The drainage will be through the storm sew~r connection which runs in back of the building in front of the garage door and connects to the receptor system. Because of the large amount of fill needed and the long sewer line the budget will not handle the bridge that would connect the housing development with the pathway. Barb Schwientek, Hospital Administrator, indicated that this is still in the long term plan and is planning on working with the HRA and TIF funds. Richard Carlson questioned if there would be tunnel to the hospital. Schwientek stated that there could not be a tunnel because of the storm water system but there is a possibility of a connection to the clinic. The connection would be made if and when the clinic added a second floor and would be a walkway between the housing complex and the clinic at the second floor level. Chairperson Bogart closed the public hearing. Richard Carlson inquired if there had been any surveys taken to confirm that there is an interest in this project. . AI Larson, HRA, stated about two years ago a survey was taken that did indicate a Deed for senior housing. There has already been money put down on apartment units in anticipation that the project will be approved. Bogart suggested improvements to the parking lot grading plan. He suggested that certain slopes could be flattened out without additional expenses. RICHARD MARTIE MADE A MOTION TO APPROVE THE 3-STORY SENIOR HOUSING PROJECT CONTINGENT ON KEEPING CONSISTENT WITH THE GEOGRAPHY OF THE AREA, THE COMPREHENSIVE PLAN, AND THE FOLLOWING CONDITIONS: 1. NOT MORE THAN 10% OF THE OCCUPANTS MAY BE PERSONS 60 YEARS OF AGE OR UNDER (SPOUSES OF A PERSON OVER 60 YEAR OF AGE OR CARETAKERS, ECT.). EXCEPT FOR CARETAKER UNITS, OCCUPANCY SHALL BE LIMITED TO MAN AND WIFE, BLOOD RELATIVES, OR A SINGLE MAN OR SINGLE WOMAN. FILE AN ANNUAL REPORT WITH THE CITY THAT SHOWS THE 2. 3. . Page 4 . . . Planning Commission Minutes - 1/03/95 4. MONTHLY RESUME OF OCCUPANTS OF SUCH A MULTIPLE DWELLING, LISTING THE NUMBER OF TENANTS BY AGE AND CLEARLY IDENTIFYING AND SETTING FOR THE RELATIONSHIP OF OCCUPANTS 60 YEARS OF AGE OR UNDER TO QUALIFIED TENANTS OR TO THE BUILDING. ONE OFF-STREET LOADING SPACE IN COMPLIANCE WITH CHAPTER 3, SECTION 6, OF THIS ORDINANCE IS INSTALLED. ELEVATOR SERVICE IS PROVIDED TO EACH FLOOR LEVEL. 5. 6. USEABLE OPEN SPACE AS DEFINED IN CHAPTER 2, SECTION 2, OF THE ORDINANCE, AT A MINIMUM, IS EQUAL TO 20% OF THE GROSS LOT AREA. THE SITE OF THE MAIN ENTRANCE OF THE PRINCIPAL USE IS SERVED OR IS LOCATED WITHIN 400 FT OF REGULAR TRANSIT SERVICE. 7. THE SITE OF THE MAIN ENTRANCE OF THE PRINCIPAL USE IS WITHIN 400 FT OF COMMERCIAL SHOPPING DEVELOPMENT OR ADEQUATE PROVISION FOR ACCESS TO SUCH FACILITIES IS PROVIDED. 9. AN AIR FILTRATION SYSTEM WILL BE DEVELOPED THAT WILL SERVE COMMON AREAS WITHIN THE BUILDING AND WILL SERVE INDIVIDUAL APARTMENTS MEETING THE DESIGN REQUIREMENTS OF THE CITY ENGINEER. 8. The motion was seconded by Richard Carlson. Motion passed unanimously. 6. Public Hearine: - Consideration of a conditional use permit allowine: the development of a ioint parkine: facility shared by Monticello-Die: Lake Community Hospital District and the proposed senior housing- facility. Applicant. Monticello Senior Housine: Alliance and Monticello-Bie: Lake Community Hospital District. Chairperson Bogart opened the public hearing. No further discussion. Bogart closed the public hearing. RICHARD CARLSON MADE A MOTION TO GRANT A CONDITIONAL Page 5 . . . Planning Commission Minutes - 1/03/95 USE PERMIT ALLOWING DEVELOPMENT OF A JOINT PARKING FACILITY SHARED BY THE MONTICELLO-BIG LAKE COMMUNITY HOSPITAL DISTRICT AND THE MONTICELLO SENIOR HOUSING ALLIANCE CONTINGENT ON: A PROPERLY DRAWN LEGAL INSTRUMENT EXECUTED BY THE PARTIES CONCERNED FOR JOINT USE OF THE OFF-STREET PARKING FACILITIES, DULY APPROVED AS TO FORM AND MANNER OF EXECUTION BY THE CITY ATTORNEY, SHALL BE FILED WITH THE CITY ADMINISTRATOR AND RECORDED WITH THE COUNTY RECORDER. Richard Martie seconded. Motion passed unanimously. 7. Steve Grittman, Consulting City Planner, gave an update on the status of the development of buffer/screen regulations. The commissioners discussed in detail what responsibility the city should take on this issue and were in agreement that it is important to regulate the screening between the different zones for aesthetic purposes but the security of adjoining properties not requiring screening should be the responsibility of the owners. There are many areas to look at concerning height, amount of plantings, maintenance responsibility, ect. of the berms or screening. Everyone was in agreement that it was time to define this area and update the ordinance before development continued in 1995. RICHARD MARTIE MADE A MOTION TO CALL FOR A PUBLIC HEARING AT THE NEXT MEETING REGARDING ADOPTION OF THE BUFFER/SCREEN REGULATIONS. Seconded by Richard Carlson. Motion passed unanimously. O'Neill noted his concern about proliferation of pole buildings and noted that the IDC has discussed this concern as well but has not developed a consensus. He noted that the Planning Commission might wish to explore the possibility of stabling regulations governing this type of construction. The Commissions all agreed that the item is one that surfaces every few years and should be addressed. RICHARD MARTIE MADE A MOTION TO CALL FOR A PUBLIC HEARING ON THE REGULATION OF POLE BUILDINGS. Seconded by Richard Carlson. Motion passed unanimously. The last item discussed was setbacks on double frontage lots for accessory buildings. In many of the new developments and future developments there is street frontage on two sides of the lots. Because of this, there are many Page 6 . . . Planning Commission Minutes - 1/03/95 accessory buildings (examples, dog houses, fish houses, storage buildings) close to the street. Grittman stated that many communities require accessory buildings have a 30 ft setback when on street or require screening. RICHARD MARTIE MADE A MOTION TO CALL FOR A PUBLIC HEARING ON REGULATION OF REAR YARD SETBACKS ON DOUBLE FRONTAGE LOTS. Richard Carlson seconded the motion. Motion passed unanimously. 8. Adjournment. MOTION BY RICHARD MARTIE TO ADJOURN THE MEETING. Seconded by Richard Carlson. Meeting adjourned at 9:05 p.m. Respectfully submitted, W~ j(~ Wanda Kraemer Development Services Teclmician Page 7