Planning Commission Minutes 10-01-1991
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MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, October 1, 1991 - 7:00 p.m.
Members Present:
Dan McConnon, Richard Martie, Jon Bogart, and
Cindy Lemm
Members Absent:
Richard carlson
Staff Present:
Gary Anderson, Jeff O'Neill
1. The meeting was called to order by Chairperson Dan McConnon at
7:01 p.m.
2. A motion was made by Cindy Lemm and seconded by Richard Martie
to approve the minutes of the regular meeting held
september 3, 1991. Motion carried unanimously with Richard
Carlson absent and Jon Bogart abstaining.
3.
Chairperson Dan McConnon opened the public hearing.
Assistant Administrator O'Neill reviewed the rezoning request
made by Tom Holthaus and Matt Holker. 0' Neill gave background
information on how the property was developed from the
original Charlie's wayside Inn to the current West Side
Market, and he reviewed the criteria that would be used for
analyzing the rezoning request.
In reviewing a zoning ordinance amendment, the following items
are considered:
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1. relationship to the municipal comprehensive plan;
2. the geographiC area and the character of the
surrounding area;
3. demonstrated need for such use.
Members of the public were concerned with the explanation of
how Charlie's Wayside Inn was changed to the existing use,
West Side Market. Rezoning the property to B-1 would more
than likely precipitate an enlargement of this facility. The
neighborhood would like to see the current zoning remain
intact with no expansion of the existing facility.
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Planning commission Minutes - 10/1/91
Residents were also concerned about the fact that this
property seems to be brought back year after year for review
of another rezoning request or another proposal for further
development. O'Neill noted that the applicant has the right
to request rezonings once per year.
Tom Holthaus was questioned as to the intent of the rezoning
request. Why did he wish to have the property rezoned?
Holthaus answered that the intent was to operate the facility
as a convenience store; but the most recent urgency is that it
is time to order Christmas trees for sale in the same manner
as other convenience stores in Monticello, and this practice
is not allowed in the current R-l zoning.
Chairperson Dan McConnon then closed the public hearing and
asked for input from the Planning Commission members. The
concern addressed by the Planning Commission members was that
rezoning this property from R-l to B-1 would constitute spot
zoning, and they were against that type of rezoning.
A motion was made by Jon Bogart and seconded by Cindy Lemm to
deny the rezoning request to rezone Lot 1, Block 4, River
Terrace Addition, from R-l (single family) zoning to B-1
(neighborhood business) zoning. Reason for denial: It was
the finding of the Planning commission that the proposed
zoning would be inconsistent with the current city zoning map,
and there did not appear to be a mistake made when the
original zoning district designation was established.
Furthermore, the proposed rezoning would constitute spot
zoning. Motion carried unanimously.
to rezone a 9-acre
4.
Chairperson Dan McConnon opened the public hearing.
Assistant Administrator O'Neill reviewed the request of the
Monticello Evangelical covenant Church to rezone a portion of
unplatted land from B-3 (highway business) to PZM (performance
zone mixed) zoning. 0' Neill outlined the location of the
rezoning request and how it would relate to the proposed
zoning. He also reviewed how the site would relate to the
requirements associated with a zoning ordinance amendment.
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The criteria used in analyzing a zoning ordinance amendment
are 1) relationship to the municipal comprehensive plan;
2) the geographical area and character of the surrounding
area; and 3) the demonstrated need for such use.
Following are some concerns that were addressed by the public.
1) Economic considerations--this is a buildable lot
with utilities readily available. If the church
looked at a site without utilities available, there
would be additional cost for the development of the
site plus the cost for the City to extend services;
2) Location--the church's proximity to the existing
core of the city and traffic patterns are very
important, as this lot is fronted on two major
streets, county Road 118 and Chelsea Road, and it
is near a school, which is a very positive image
for the church. It is also nearer to existing
zoning which would allow commercial/neighborhOod
business construction near the site.
3)
Service to the community--prior to the
establishment of regular church services, which are
currently conducted in the Monticello Elementary
School, the church began providing services for
residents of our community. Along with regular
church worship services, they are considering
providing other services from their own facility
such as a) a program called "An evening without
kids;" b) preschool programs; c) daycare
facilities; d) allowing various children's clubs or
youth activities to conduct their meetings in their
facility; and e) conducting senior citizen
services.
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4) Aesthetics--the church members feel that because
this site is located next to 1-94 and is on higher
ground with a lot of visibility, it would be an
excellent location for a church in this community.
Chairperson Dan McConnon then closed the public hearing and
asked for further input from the Planning Commission members.
Concerns addressed by the Planning Commission members were as
follows. commission members understood the need for churches
to grow within this community and that they sometimes start
off in rented facilities and eventually grow enough to build
churches of their own. Because the location that was chosen
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currently exists as B-3 (highway business) zoning, the
Commission members felt it would be in the best interest of
the City to preserve this land for the existing zoning rather
than rezone it to allow a church facility at this site. There
are other locations where a church facility could be
constructed near the Monticello Middle School and at other
locations within the city. Unfortunately, there are no other
locations as well suited for commercial uses which would be
displaced by the proposed rezoning.
A motion was made by Jon Bogart and seconded by Richard Martie
to deny the rezoning request to rezone a 9-acre portion of
Auditor's Subdivision, Lot 17, from B-3 (highway business)
zoning to PZM (performance zone mixed) zoning. Reason for
denial: Motion is based on the finding that the Planning
Commission members believe the commercial zone is the best use
for this particular site in its location rather than rezoning
the site to allow construction of a church facility. Motion
carried unanimously.
5.
Chairperson Dan McConnon opened the public hearing.
Assistant Administrator O'Neill reviewed City staff's intent
to further update the ordinance amendment that was previously
adopted by replacing the phrase "in the R-1 (single family
residential) and R-2 (single and two-family residential)
districts" with the phrase "in all residential zoning
districts."
There being no input from the public, the public hearing was
closed.
Planning commission members felt that further clarifying the
intent of this ordinance amendment would be in the best
interest of the city.
A motion was made by Cindy Lemm and seconded by Richard Martie
to approve the request to amend Section 3-2 B 5 of the
Monticello Zoning Ordinance by replacing the phrase "in the
R-1 (single family residential) and R-2 (single and two-family
residential) districts" with the phrase "in all residential
zoning districts." Reason for approval: The original
amendment as approved in July 1991 requiring development of
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two car garages was intended to apply to all residential
zoning districts; therefore, the ordinance should be amended
as proposed. Motion carried unanimously.
reliminar
Lot 2 of
Minnesota.
AND
Hearinq--Consideration of a request to rezone a 7-acre
art of Lot 2 of section 18, Township 121,
7.
Chairperson Dan McConnon opened the public hearing.
Assistant Administrator O'Neill reviewed the requests for the
preliminary plat and the rezoning by Dean Hoglund and Ken
Schwarz. He highlighted that the information was received
late Friday afternoon and was reviewed by City staff on
Monday, noting several items that need to be completed in
regard to the plat design. O'Neill noted in a memo presented
to the Planning Commission members the items that need to be
completed prior to being presented to the city Council at
their next regular meeting on october 15, 1991.
O'Neill indicated that the developers' intent was to have all
of the items as noted on the memo completed by the next
regularly scheduled city council meeting.
Clint Herbst questioned the square footage of the East View
lots in relationship to the lot size and square footage of the
Sandberg East lots. They also asked what the proposed R-2
zoning would consist of and the maximum amount of development
that could occur on outlot A, which would be zoned R-2.
Because the land outlined on the plat as outlot B for park
dedication is a small, less desireable piece for development
of park land, the city should consider accepting cash in lieu
of land for park dedication.
The developers responded with their intent is to meet all of
the items addressed in O'Neill's memo by the next regularly
scheduled City Council meeting. Their intent is to have
restrictive covenants regulating development on these lots,
possibly including a minimum square footage requirement for
the houses. The developers indicated their intent was to
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develop family residential on the R-1 portion of the property
but have no plans at this time for the development on Outlot A
with the R-2 zoning designation. The developers indicated
that they live, work, and sell real estate in this community,
and they are quite concerned with the development of the
proposed East View addition to be representative of a good
project within the community. They also indicated that Lot 2
is actually larger than what the plat shows, as there is a 50-
foot road easement for Gillard Avenue on this lot, which would
further increase the visual effect of the present land area to
be used.
Chairperson Dan McConnon then closed the public hearing and
asked for input from the Planning Commission members. Due to
the amount of items still to be completed and the fact that
the Park Board has not yet considered the park land dedication
of this new subdivision, Planning Commission members felt it
would be best to table this item until their next regularly
scheduled Planning Commission meeting or to set up a special
meeting to consider this item prior to the next regularlY
scheduled Council meeting on October 15, 1991.
A motion was made by Richard Martie and seconded by Jon Bogart
to table the preliminary plat and rezoning request of a 7-acre
parcel described as Part of Lot 2 of Section 18, Township 121,
Range 24, Wright county, Minnesota, to a meeting date set by
the City staff prior to the october 15, 1991, City Council
meeting date. Motion carried unanimously with Richard Carlson
absent.
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8. consideration of cal1in a ublic hearin re ardin amendments
to the zoninq ordinance map and establishment of a "BC"
{business campus) district.
Assistant Administrator O'Neill reviewed the development of a
"BC" (business campus) district, the proposed amendments to
the zoning ordinance map, and calling for a public hearing.
O'Neill explained that the proposed changes to the zoning map
would change the existing B-2 zoning in the Thomas Park
Addition to 1-1 (light industrial) zoning, which is consistent
with the property just south of this addition. The area is
bounded by county Road 117 to the southerly boundary line of
the John Lundsten property and where the northerly line of the
Kent Kjellberg property west to cedar Street and also the
proposed southerly extension of Cedar street to be rezoned
from B-3 (highway business) and 1-2 (heavy industrial) to a-4
(regional business).
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The new area to be created by the new zoning designation as a
business campus district is to be encompassed by the westerly
line of the Remmele property and the westerly line of the
Tapper project along the southerly line of the Tapper project,
thence westerly along the vacant lot directly south of Clow
Stamping and the westerly line of the M & P Transport
property, thence easterly along the northerly property line of
the school district to a point on the southeast and the
northeast corner of the school property near Chelsea Road,
northeasterly to the freeway bounded by the northerly line of
the freeway to be encompassed by the business campus district.
This is being rezoned from 1-2 (heavy industrial), 1-1 (light
industrial), B-3 (highway business), and B-2 (limited
business) districts to the "BC" (business campus) zoning.
Planning commission members felt that the southwesterly line
along the west line of M & P Transport and along the westerly
line of the vacant lot south of the Clow Stamping project
should be moved to run parallel with Fallon Avenue. Also, the
zoning designation of R-l for the triangular piece of land the
school district owns in the northeast portion of their land
should be left as a B-2 (limited business) zone until such
time the school intends to develop it.
Other concerns of the Planning commission members included
some of the permitted uses within the new business campus
district. Some of them should be eliminated such as
electrical power plants under section "Y" and bus terminals
and maintenance garage under section "F." They also felt that
the consulting planner should look at these permitted uses and
posSibly narrow them down to some type industries that would
fit into the proposed new zoning.
The consensus of the Planning commission members was to set a
date for a public hearing for a light Planning Commission
agenda, if possible, in either November or December.
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ADDITIONAL INFORMATION ITEMS
1.
A conditional use request to allow development of a hospital
parking lot in a PZM (performance zone mixed) zone.
Applicant, Monticello-Big Lake Community Hospital District.
Council action: No action required, as the request did not
come before them.
Review update to concept plans/Chelsea corridor planning
study. Council action: No action required, as the request
did not come before them.
2.
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3.
Review proposal to develop a gas dispenser refurbishing
facility. Applicant, G & G Oil. council action: No action
required, as the request did not come before them.
4.
It was the consensus of the Planning Commission members to set
the next tentative date for the Monticello Planning Commission
meeting for Tuesday, November 5, 1991, 7:00 p.m.
5.
A motion was made by Cindy Lemm and seconded by Richard Martie
to adjourn the meeting. The motion carried unanimously with
Richard Carlson absent. The meeting adjourned at 9:23 p.m.
Respectfully submitted,
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Gary Anderson
Zoning Administrator
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