Planning Commission Minutes 09-20-1989 (Special Meeting)
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MINUTES
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Wednesday, September 20, 1989 - 6:00 p.m.
Members Present: Dick Martie, Mori Malone, Richard Carlson, Cindy Lelmn,
Dan McConnon.
1. Consideration of conditional use perlnit which would allow expansion of
a shopping center in a B-3 zone.
After the public hearing was opened, Gordon Orschlager from KKE
Architects reviewed the proposed site plan. Orschlager reviewed the
building layout, landscaping plan, and parking design. David Putnaln of
Merela Associates, Inc., reviewed the engineering issues pertaining to
the development. Putnam noted that a ponding area is planned for the
rear of the structure which is designed to handle the run off originating
from the roof of the structure and the rear of the parcel. Putnam
indicated that the water surface will originate froln the proposed 7th
Street right-of-way and that sanitary sewer service lines froln the
addition will connect to an existing line at the intersection of Walnut
and 7th Street.
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Assistant Administrator O'Neill noted that the City Engineer has had some
concerns regarding the management of storm water that is being displaced
by the K-Mart building addition. O'Neill went on to indicate that the
City Engineer is cOlnpleting calculations that will provide the City with
a better understanding of the area drainage pattern so as to assure us
that the drainage plan and stonn water management plan proposed will be
sufficient. O'Neill went on to indicate that the storm water management
plan for this area and its ilnpact on the site plan will not be understood
until the information is gathered. It is expected that the information
will be available to the City COuncil at their Ineeting on Monday,
September 25. David Putnam indicated that he would be in contact with
the City Engineer and coordinate his storln water design work with the
work being conducted by the City Engineer. At this point in the I~eting
John Uban provided a site plan review and noted his observations
regarding the site plan and its ilnpact on Monticello in general. Uban
stressed the importance of designing a good road systeln connecting the
7th Street shopping area to Broadway. He noted that continuation of
Minnesota to Broadway should be considered in order to achieve the proper
traffic flow froln Broadway to the 7th Street shopping area. Uban noted
that the addition will have a significant visual ilnpact on the
residential areas north of the developl~nt. Uban recOlm~nded that this
ilnpact be buffered by landscape plantings or by creating a deeper green
area between 7th Street right-of-way and the parking area or by
eliminating access to the apartment and using the 7th Street right-of-way
as an obstruction to site lines between the apartl~nt and the K-Mart.
Uban also indicated that the rear of the K-Mart should be landscaped so
as to soften the ilnpact of the loading docks and flat surface of the
structure. It was Uban's suggestion that the retaining pond be designed
so as to allow for areas on the peril~ter of the pond to be used for
planting areas.
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Uban noted that the traffic flow and parking plan proposed is straight
forward and workable. However, he had SOI~ concern that the vehicle
stacking arrangement proposed could use improvel~nt from a public
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safety standpoint and that it might make sense to improve the plan by
providing additional vehicle stacking capacity. At this point in the
meeting a general discussion ensued. Dan McConnon asked Tom DuFresne of
Lincoln Companies why K-Mart is locating in Monticello. Tom DuFresne
noted that the K-Mart is the largest retailer in the u.s. and they intend
on staying that way. They have sophisticated systems that provide them
information that allows them to enter markets that they know will be
profitable to their cOI~any. DuFresne also noted that K-Mart has the
capacity to fund operating deficits early on. It tnay be that initially
the K-Mart will not be profitable. K-Mart's decision, however, takes the
long terln into account and it is their view that Monticello is in a
strategic position to becol~ a regional shopping area and that is the
primary reason why they have elected to locate in Monticello rather than
Buffalo.
After general discussion, a motion was lnade by Dan McConnon and seconded
by Richard Martie to approve the conditional use perlnit allowing a
shopping center to expand in the B-3 zone subject to the following
conditions:
A. Approval of site drainage plans by the City Engineer.
Excavation perlnit provided only after site drainage plans
have been approved.
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B. In the event that public improvements are installed privately,
all improvet~nts, specifications, and construction must be
approved by the City Engineer.
C. Lincoln Crnnpanies' dedication of land to City which is necessary
for 7th Street alignment.
D. City acquisition of utility easel~nt areas as defined by the
Building Inspector and City Engineer.
E. Alternate site plan approved contingent on I~eting or exceeding
standards associated with site plan presented to planning
Crnmnission at the I~eting of September 20, 1989. John uban and
City staff charged with evaluating and judging alternative site
plan relative to perforlnance standards established with initial
plan.
F. Staff and planning consultant approval of landscaping plans.
G. planning consultant and City Engineer approval of revised
parking plan.
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Motion based on the finding that the conditional use perlnit is consistent
with the cOlnprehensive plan, geographic area involved, character of the
area, the need has been sufficiently deloonstrated, and that the
development will not have a negative ilnpact on the adjoining land
values. Motion passed unanimously.
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Special Planning COlmnission Minutes - 9/20/89
At this point in the lreeting, a general discussion regarding the
7th Street alignlrent issues ensued.
After discussion, motion was made by Dan McConnon and seconded by Cindy
Lelmn to support the straight alignment of 7th Street based on the fact
that 7th Street when straightened will provide rOOln necessary to provide
better screening between cOlmnercial and residential uses. In addition,
the potential for the highest and best use for the property between
7th Street and the freeway is made possible, as more land is available
for larger regional retailers and the straightened alignlrent will result
in the elilnination of the two residential structures which represent
non-conforming uses in the B-3 zone. Motion carried unanimously.
There being no further discussion, lneeting adjourned.
PlY !J /Z~p
Jeff O'Neill
Assistant Administrator
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