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Planning Commission Minutes 12-05-1995 . . . MINurES REGULAR MEETING - MONTICELLO PLANNING COMMISSION Tuesday, December 5, 1995 . 7 p.m. Members Present: Dick Frie, Richard Carlson, Rod Dragsten Members Absent: Dick Martie, Jon Bogart Staff Present: Jeff O'Neill, Gary Anderson, Steve Grittman, Wanda Kraemer 1. Call to order. Chairman Frie Called the meeting to order and noted the absence of Commissioner Martie and Commissioner Bogart. 2. Approval of minutes of the re~lar meeting held November 8r 1995. Chairman Frie corrected the spelling of Mr. Gries, attorney for Hillside Partnership. COMMISSIONER CARLSON MADE A MOTION TO APPROVE AS AMENDED THE MINUTES FROM THE NOVEMBER 8, 1995 MEETING. SECONDED BY COMMISSIONER DRAGSTEN. Motion passed. 3. Consideration of addin~ items to the a~enda. Commissioner Dragsten requested an update on the sign at the Chamber office site. Commissioner Frie requested adding discussion on a joint meeting with the HRA and Parks Commission in January. 4. Citizens comments. There were no citizens comments. 5. Public Hearing -- Consideration of granting a variance which would allow fillinl: of a .IO-acre wetland in the scenic river shoreland district. 6. Public Hearinl:uConsideration of a conditional use permit which would allow expansion of the wastewater treatment plant in a PZM zone. Page I Planning Commission Minutes - 12/05/95 . . Jeff O'Neill, Assistant Administrator, reported that the Planning Commission is asked to consider granting a variance to the zoning code which would allow filling of a small wetland in conjunction with the expansion of the wastewater treatment plant. The wetland appears to be the result of a spring that flows out of the valley wall. It is located along the easterly boundary of the property line. According to the Public Works Director, John Simola, it is not possible to avoid impaction of the wetland even though most of it is located within the required setback area. Development or filling of wetland is regulated by both the zoning ordinance and via the 1991 State Wetland Act. Under the zoning ordinance, a variance is needed to allow filling of the wetland to occur. Under the State Wetland Act, this particular wetland is exempted from the strict rules limiting filling due to the fact that it is less than .5 acres and the filling is needed to accommodate a public utility project; however, the rules do require that the impact be limited as much as possible. Given the constraints of the site, according to John Simola, it is impossible to build the necessary improvements on the site without impacting the wetland. When the Floyd Kruse property, adjacent to the wastewater treatment plant, requests to develop his site for residential purposes he will likely say that his property is not able to be developed without a variance to the zoning code. His arguments for the variance will be moot because the Wetland Act will not allow filling of the wetland for residential purposes without a mitigation plan. John Simola, Public Works Director, reported that the Planning Commission is also asked to consider recommending approval of a conditional use permit which would allow expansion of the wastewater treatment plant. The size of the site is approximately 4.1 acres of undisturbed river valley upland and valley lowland. To the west of the site is the existing facility, to the east is undeveloped river lowland and upland owned by Floyd Kruse, to the north is the river, and to the south is Hart Boulevard/CSAH 75. The Kruse property is zoned for PZM, uses which makes it eligible for housing or commercial uses. It is likely that the high side of the Kruse property on the CSAH 75 side will be used for multi-family or commercial purposes. It may be possible but difficult to develop single family home sites on the lower side of the property. The plant site plan and associated buffer yard has been designed with these adjacent land uses in mind. The eastern boundary of the property will include development of a chain link fence and evergreen tree planting in an effort to buffer the impact of the SBR tanks that will rise up 34 ft higher than the grade of the single family area to the east. Dense vegetation along the western boundary of the existing site creates an adequate buffer yard . Page 2 . Planning Commission Minutes - 12/05/95 between the existing plant and property owned by John Bondhus. The development of the site will have a significant inevitable impact on the natural landscape. Complete clear-cutting will occur up to 50 ft from the river's edge. Considerable grading will also be necessary due to steep grades and difficult grade transitions between the Kruse property and the site. The top of the SBR tanks will rise to an elevation equal to the top of the wall of the existing sludge storage tank (elev 940). It is expected that the tanks will have a significant visual impact. Efforts to limit this impact will be made via preservation of as many existing trees as possible and via planting of new trees. As viewed from the river, the tanks will rise 47 ft but will be set back about 275 ft. As noted above, trees will remain for the first 50 ft from the river. The remaining trees between the 50-ft line and the tanks will be lost in the construction process. This area (175 ft) is needed for project staging, fill placement, ect. The administration building will be an attractive masonry building. Fifteen new parking spaces will also be added, which is adequate to handle current staff (4) and visitors. The entire process facility will be fenced and secured. . The headworks building at the south end of the SBR tanks will be an attractive gable-roofed concrete burnished block building, which will rise above the SBR tanks and provide screening. The expansion plans call for significant efforts to control odor problems. It is expected that the new enlarged facility will result in a reduction in odor problems. According to the City's pathway plan, there will be a pathway along the river that will connect Mississippi Drive to the Hospital District/Ellison Park area. The site plan as proposed accommodates the future extension of this pathway. Simola added that every time the City doubles in size the treatment plant will have to be twice as good at treating waste. There is not enough room to go beyond the 30 to 40 years at this site. There will be a new odor control system that has been working excellent at other sites. The task force toured five other sites and the reports from the other cities indicated that there was a very small amount of odor if any at all. By 1997 there could be problems at the present site because of overload. At . Page 3 . Planning Commission Minutes - 12/05/95 the present time the building schedule is about 60 days behind. We have been doing everything possible to keep the plant on line. Commission Frie stated that this is very frustrating that in 1997 there will be no development unless the addition to the plant is up and running. John Simola replied that the main problem with the current plant is the storm water in May and June. One of the things the city has done over the last year is to enforce the use of sump pumps. This has made a noticeable difference in the water volumes coming into the plant. Gary Anderson, Building Official, added that in the past all homes built have been occupied almost immediately but now the City had model homes that are in the new home count but not using City sewer and water at this time. Bob Rolling, neighbor to the waste water treatment plant, inquired about other sites that had been considered. . Simola replied that a new plant was considered at a new location, or a sister plant about 2 to 3 miles away, and also buying the property to east of the plant for expanding or building new. Due to the very high cost of a second plant, the City Council decided to stay on the present site and not buy additional land. Bob Rolling stated he lives on Mississippi Drive and has noticed an increase in the odor in the past few years and is concerned about the expansion. He was also concerned about additional noise. Simola answered that every effort possible is being done to see that the odor doesn't increase. The noise should not be a problem because while touring they could carry on conversations right next to the tanks. Bob Rolling asked how close the tanks would be to his house. Simola replied that there will be about 230 feet from the last tank and because of the elevation the tanks will be viable from Mississippi Drive. Eventually the evergreen trees will grow and block the view. Jeff O'Neill, Assistant Administrator, inquired about the pathway plan. Simola stated that the pathway will be along the river and connect . Page 4 . Planning Commission Minutes - 12/05/95 Mississippi Drive with Hart Blvd. Bonnie Rolling, neighbor to the treatment plant, inquired about the commercial or industrial impact on the plant. Simola replied that industry tends to grow at the rate of residential development so the residential development is the area studied. Chairman Frie closed the public hearing. Commissioner Dragsten inquired about the amount of water needed for the egg plant. Simola replied that 126,000 gallons a day are used but the loads have been heavier at times. Three times this year there were overloads to the treatment plant of raw eggs; this caused the odor problem. . Chairman Frie stated that he has had many concerned citizens approach him that were not concerned with the added taxes for the treatment plant but that the odor control device would not be sufficient. He stated that this is an area that the City does not want to buy the least expensive. Commissioner Carlson said that the public is reacting to what they have been smelling and do not want this to increase in the future. He also inquired about the ponds on the site. Simola stated that the ponds are used for storm water treatment and not needed for wetland impact mitigation. COMMISSIONER DRAGSTEN MADE A MOTION TO APPROVE THE VARIANCE REQUEST WHICH WOULD ALLOW FILLING OF A SMALL WETLAND IN CONJUNCTION WITH THE EXPANSION OF THE WASTEWATER TREATMENT PLANT. MOTION IS BASED ON THE FINDING THAT USE OF THE PROPERTY FOR THE INTENDED PURPOSE IS NOT POSSIBLE WITHOUT A VARIANCE. COMMISSIONER DRAGSTEN MADE A MOTION TO APPROVE A CONDITIONAL USE PERMIT WHICH WOULD ALLOW EXPANSION OF THE WASTEWATER TREATMENT PLANT IN A PZM ZONE SUBJECT TO THE FOLLOWING CONDITIONS AND BASED ON THE FINDING THAT THE FACILITY IS CONSISTENT WITH THE CHARACTER OF THE AREA . Page 5 . Planning Commission Minutes - 12/05/95 AND CONSISTENT WITH THE COMPREHENSIVE PLAN. 1. ITEMS REQUIRED BY CODE: A. CONFORMITY WITH THE SURROUNDING NEIGHBORHOOD IS MAINTAINED AND REQUIRED SETBACKS AND SIDE YARD REQUIREMENTS ARE MET. B. ADEQUATE SCREENING FROM NEIGHBORING USES AND LANDSCAPING IS PROVIDED IN ACCORDANCE WITH CHAPTER 3, SECTION 2, OF THE ZONING ORDINANCE. C. THE PROVISIONS OF CHAPTER 22 OF THE ZONING ORDINANCE ARE CONSIDERED AN SATISF ACTORIL Y MET. D. THE FACILITY MUST HAVE DIRECT ACCESS TO COUNTY OR CITY STATE AID HIGHWAY. . 2. INSTALLATION OF ODOR CONTROL MEASURES NECESSARY TO MAINTAIN OR REDUCE THE CURRENT PROBLEM. 3. NO TREE CLEAR-CUTTING TO OCCUR WITHIN 50 FT OF THE RIVER'S EDGE. 4. CITY BUFFER YARD REQUIREMENTS MUST BE MET ON THE KRUSE SIDE OF THE PROPERTY. TOP SIDE BUFFER YARD TO BUFFER INSTITUTIONAL/MULTI-FAMILY. LOWER SIDE TO BUFFER INSTITUTIONAL USE/SINGLE FAMILY. SECONDED BY COMMISSIONER CARLSON. Motion passed unanimously. 7. Public Hearing--Consideration of a variance to the maximum square footage allowed for a 2-wall si~ system. Applicant, ,Joyner Lanes. Jeff O'Neill, Assistant Administrator, reported that Pam Dane, operator of Joyer Lanes, is proposing to modify the sign system advertising Joyner Lanes . Page 6 . Planning Commission Minutes - 12/05/95 and other entertainment and dining services provided at the facility. The current sign system is non-conforming; however, its establishment pre-dates the zoning ordinance; therefore, it is a lawful non-conforming sign. According to the ordinance, when a lawful non-conforming sign system is updated, it must be updated in a fashion that brings it into compliance with city code. . The proposal set forth by Pam Dane does not bring the overall sign system into compliance with code; however, it does significantly reduce the current level of non-conformity. The existing sign system consists of three signs, which include a 360 sq ft sign on the Chelsea Road side, a 125 sq ft sign on the Thomas Park side of the facility, and a 40 sq ft pylon sign. Total sign area at the site amounts to 525 sq ft. An interpretation of CUlTent code would indicate that total sign area square footage allowable at this facility is 300 sq ft; therefore, the current sign system is out of compliance by 225 sq ft. Under the proposed sign system prepared by Dane, the 360 sq ft wall sign (Joyner Lanes) on Chelsea Road side would remain as is. Pam Dane had indicated that she would prefer to leave the Joyner Lanes sign in place because of the difficulty in repairing the steel wall after the sign is removed. She also noted that the presence of the relatively large sign on the large expanse of the steel wall helps break up the appearance of the steel wall. Reducing the size of the sign will result in a negative impact on the appearance of the wall by exposing more flat steel surface to a view from the street. The total square footage of all signs under this proposal amount to 460 sq ft, which would require a variance or 160 sq ft in order to be in compliance with code. Chairman Frie opened the public hearing. Pam Dane, owner of Joyner Lanes, gave photos to the Planning Commissioners to assist in the explanation of her request. She explained that because of the increase in the population there are many people unaware of her business. Three businesses are located within the building- Joyner Lanes-the bowling alley, illusions Lounge, and AJ's Steak House/Pizza. The location of the main building requires the back and side have signs because this is the area that faces the traffic. To be the most effective the back side of the building should have a lit sign. If the sign that is currently in place is removed, there will be large holes from the bolts in the wall that would be hard to repair. Chairman Frie closed the public hearing. . Page 7 . . . Planning Commission Minutes - 12/05/95 Commissioner Carlson replied that the commission is sympathetic to businesses but there does not seem to be a hardship in this case. There should only be 300 feet allowed as stated in the ordinance. Chairman Frie agreed that the ordinances on signs are very stringent and the Planning Commission has followed the requirements in the past. Gary Anderson, Building Official, stated that there is a sign allowed for each public right-of-way. In his opinion, there were various ways that Joyer Lanes could display signs for three business. Pam Dane requested that the item be tabled until the next meeting so she could research other ways to advertise all three businesses and keep within the sign ordinance requirements. COMMISSIONER CARLSON MADE A MOTION TO TABLE THE ITEM AT THE APPLICANT'S REQUEST UNTIL THE NEXT REGULAR MEETING JANUARY 2 , 1996. SECONDED BY COMMISSIONER DRAGSTEN. Motion passed unanimously. 8. Review subdivision reQ,uest submitted by Everette Ellison. No action reQuested--conceptual review only. Information to be provided at the meeting. Jeff O'Neill, Assistant Administrator, reported that Everette Ellison wanted the Planning Commissioner's comments on dividing two lots into three. Gary Anderson mentioned that he thought Ellison want to relocte the lot line separtating the two lots. O'Neill said he would call Ellison to c1airfy the request. 9. Continue review of development framework document. Steve Grittman, City Planner, reviewed the framework of the comprehensive plan with the commissioners. He stated that the city was divided into four sectors and each area will be discussed separately. The first section discussed was the northeast area. The main concern in this area is the traffic along Broadway. The single family homes will be the most impacted as the traffic increases. The homes are starting to deteriorate in this area. There are three options: Page 8 . Planning Commission Minutes - 12/05/95 Option A: The traffic pattern could be changed from County Road 75 to a new collector street along 7th street alignment. The traffic could be changed at County Road 118 or Washington Street after the high school. The new collector street would follow along 7th street past Kmart to Elm and out on County Road 39 West. Jeff O'Neill added that the freeway traffic using Broadway as a short cut to the bridge should be diverted to Hwy 25. The traffic could take the next exit and crosstown on the Highway 25 crossing. There are plans for a four lane highway system to replace the two lane on Broadway. It is critical that action is taken now if the four lane is not wanted. Option B: The next option would be to not change Broadway but change the zoning from single family homes to multi family. . Option C: The third option would be to not change Broadway and to take advantage of the traffic. This area could be zoned for commercial and service type businesses. This might not be a realistic approach because most of the traffic is going from 1-94 to H wy 25 and just using this route as a "short cut". Grittman's recommendation was to re-route the traffic to another collector road and preserve the residential area along Broadway. The outside curb lines could be left but a wide landscaped median in the middle would give it a very attractive entrance to the downtown area. Commissioner Carlson questioned the chances of Broadway being left a two land because Wright County already has this area earmarked for a four lane. Jeff O'Neill reported that it is on the drawing board for 1998 but if the consensus is to keep Broadway a two lane there is still time to encourage this idea. Grittman stated that the county has changed plans in the past if a city opposed it. . Page 9 . Planning Commission Minutes - 12/05/95 Commissioner Dragsten asked if the County could limit the truck traffic along Broadway. O'Neill replied they've been asked many times but it is nnlikely that they will limit trucks. Chairman Frie stated that he could remember when both River Street and Broadway were equal residential area. Grittman explained the northwest section next. NSP has property in this area that would be prime residential land if their plant usage changes. The land is now being used for a buffer area. The southwest area deals with traffic improvements, continuation of school boulevard connecting with Hwy 25, expansion of the industrial park. In this area the planner recommended encouragement of residential growth. The southeast area will be an area for commercial growth and limited residential growth due to sewer capacity. . The plan for the downtown area will include the expansion of the city's park and pathway system, identifYing the commnnity play field in the south and southwest area. Grittman explained that to arrive at the break even point on new construction of single family homes, the value needed for the city services to be totally covered by the taxes, many factors are studies. On a 10 acre parcel there are parking lots, streets, parks, and many items that vary per area. The value that was calculated would be $125,000 single family home or $55,000 multi family home. Grittman then asked the commissioners if they wanted to have a special meeting to go through the comprehensive plan page by page first or combine it with the City Council's review. The Commissioners discussed having a special meeting and agreed that it would save time to have a joint meeting with the Planning Commission and City Council to review the final draft. J eff O'Neill suggested the first or third Monday in January to have the joint meeting because conncil meetings are on the second and fourth Monday. It . Page 10 . . . 10. Planning Commission Minutes - 12/05/95 was decided to check with the council members and try to schedule the meeting for the 15th of January. Steve Grittman asked the Commissioners to send any comments and suggestions to him before this meeting that they would like addressed. Chairman Frie stated that the HRA and Parks Commission also wanted to have a joint meeting in January. This was discussed and scheduled for January 24th at 5:00 p.m. Commissioner Dragsten questioned the City Council minutes in the paper referring to the Chamber of Commerce reader board sign. O'Neill explained that the Chamber is in compliance with the ordinance on this sign the time before a variance would have been needed. The sign will be regulated by the Chamber and used for non profit organizations to advertise City events. O'N eiU also reported that the HRA would be meeting on Wednesday, December 6th to discuss the appraisals for the riverfront property. Steve Johnson has a storage building for sale also. This building is in the parking lot between Broadway and River Street across from West Bridge Park. The Planning Commissioners discussed this and gave a strong recommendation in support of the purchasing of the Johnson's storage building with the intent to rent it until the City finalizes the downtown revitalization. ADJOURNMENT. COMMISSIONER CARLSON MADE A MOTION TO ADJOURN THE MEETING. SECONDED BY COMMISSIONER DRAGSTEN. Respectfully submitted, LJ~ ~~ Wanda Kraemer Development Services Technician Page 11