Planning Commission Minutes 07-03-2001
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MINUTES
REGllLAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, .July 3, 2001 - 7 p.m.
Memhers Present:
Council Liaison:
Staff Present:
Dick Frie, Robbie Smith, Roy Popilek, Richard Carlson, Rod Dragsten
Clint Herbst (Absent)
Fred Patch, Steve Cirittman
1 . Call to order.
Chairman Frie called the meeting to ordcr at 7:00 p.m.
2. Approval of minutes of thc regular meetin!! June 5 2001.
A MOTION WAS MADE BY ROBf~IE SMITl I TO APPROVE THE MINUTES OF
TilE REGULAR MEETING HELD JUNE 5, 2001. MOTION SECONDED BY ROD
DRAGSTEN.
Motion passed unanimously.
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Consideration of addin!! items to the agenda.
It was noted by Robbie Smith that an item regarding sidc yard setbacks for veterinary
clinics in the B-3 district was not on the agenda. Mr Grittman explained that due to the
Independence Day J loliday, staff intended to reserve the itern for the rneeting in August.
Roy Popilek requested that the commission discuss property blight issues and
enforcement status, and specifically review the extensive blight surrounding Danner
Trucking at State Highway 25 and Dundas Road.
Chairman Frie added item 10: Blight Update and Danner Trucking Blight.
4. Citizens comments.
No comments were heard.
5. Puhlic Hearing - Consideration of a request for rezoning from 1-1 to R-2 the easterly
119+ feet of parcel occupied by Electro Industries. Inc. at 2150 W. River Street and the
parcel occupied by Riverside Oil Company at 1156 W. River Street and consideration of
a concept and development stage planned unit development and consideration of a
request for preliminary plat approval for Montissippi Trail Townhomes. a 97-unit
townhome developrnent. Applicant: Harstad lIoldin!!s. Inc.
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Staff report on this item was presented by Steve Grittman. Mr. Grittman reviewed the
points made in the staff report and noted the following differences from the previously
approved townhome development on this property:
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There has been a change in the unit style. The townhomes are now proposed to he
one story, all with basements. Some basements may be look-out or walk-out.
The project will be on a larger parcel with the inclusion of approximately 119 feet
of additional width along the westerly boundary. This change will include fence
and a tree line to be densely planted along the westerly boundary, intending to
resolve land use issues, buffer yard and safety concerns mentioned in a previous
pub I ic hearing for development of the parcel.
The loop road is larger, providing improved access, solving the snow storage and
garbage pick-up issues and eliminating all of the cui de sacs except one at the
south end of the project.
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Staff recornmended that some of the trees scheduled for the westerly boundary be moved
to the easterly boundary to provide more visual separation hetween the R-I district to the
east and this R-2 townhome project. No other suggestions were made by staff and Mr.
Grittnmn commentcd that he considers the project to be of the high standard expected.
Mr. Dragstcn asked if the tree line on the neighboring propcrty will remain in place. Mr.
Grittman responded to the affirmative.
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Chairman Frie opcned the public hearing and recognized Mr Mike Gair. representing Mr.
Sherber and Mr. Forest J Jarstad, the new bui IdeI' for the project.
Mr. Gail' reported that the footprint of the dcvelopment is 2.5 acres larger as land arca has
been added on the west property line. This property linc move will allow mining along
the west property line as thcre is approximately 10 fect of grade change. The additional
soils will allow for walkouts and lookouts to be built on the south end of the projcct. Mr.
Gail' also said that a fence will be added along the westerly property line. The loop road
provided more open space within the development. Mr. Gail' also notcd that trecs to be
planted will be 3.5" caliper, one inch larger than otherwise requircd by the City.
Hearing no other comments, Chairman Fric closed the public hearing and opened
discussions by the Commission.
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Robbic Smith expressed his satist~lction with the project as redesigned. Richard Carlson
made no comments. Dick Frie asked the dcvclopers if this is "affordable housing". Mr
Harstad cxpressed his cxpertise in townhomc developmcnt and compared this projcct to a
project he has built in New Brighton. Each of the proposed townhomes built for
Montissippi Trail Townhomes will bc one story. each with a full bascrnent and two stall
garagc. He said that the expected sale price of a townhome unit will be in a range
betwccn $170,000.00 and exceeding $200,000.00. Chairman Frie asked if the property
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owners to the west remain concerned about fire and public safety as related to the
coniferous tree line and oil storage west of the development. Mr. Gair said that these
concerns were dispensed with as part of the additional land purchase. Mr. Frie also asked
about protective covenants and enforcement of those covenants. The developers stated
that the declarations and by laws of the association will be recorded at the County r()r
each town home. Mr. lIarstad stated that each homeowner has the opportunity to
foreclose hased on the declarations and bylaws.
Rod Dragsten had no qucstions.
Roy Popilck asked if the cuI de sac at thc south end of the project provided adequate fire
departtnent acccss, and if the snow storagc issues had been reso1vcd. Mr. Grittman
answercd to the affirmative.
Richard Carlson asked if there will be a connection to Prairie Road. Mr. Grittman stated
that the internal road for this project will be private but connected to Prairie Road. The
cuI de sac terminus ofthc interior roadway will providc a distinctive scnse of entry.
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MOTION BY ROD DRAGSTF':N TO RECOMMEND TO THE CITY COUNCIL T'HAT
THE EASTERLY 119+ FEET OF PARCEL OCCUPIED BY ELECTRO INDlJSTRIES,
INC. AT 2150 W. RIVER STREET AND THE PARCEL OCCUPIED BY RIVERSIDE
OIL COMPANY AT' 1156 W. RIVER STREET BE REZONED FROM I-I TO R-2,
ONE AND TWO FAMIL Y RESIDENTIAL USE. MOTION SECONDED BY
RICHARD CARLSON.
Motion passed unanimously.
MOTION BY ROD DRAGSTEN TO RECOMMEND APPROVAL TO THE CITY
COUNCIL OF A CONCEPT AND DEVELOPMENT STAGE PLANNED UNIT
DEVELOPMENT; AND CONSIDERATION OF A REQUEST FOR PRELIMINARY
PLAT APPROVAL FOR MONTISSIPPI TRAIL TOWNHOMES, ^ 97-UNIT
TOWN HOME Dl':VELOPMENT. MOTION SECONDED BY ROBBIE SMITH.
Motion passed unanimously.
6. Review draft ordinance pertaining. to sigmH!e along the I Iighwav 25 corridor.
Staff report on this item by Steve Grittman. Mr. Grittman explained that thcre are three
options that may bc explored and reiteratcd thc content of the staff report.
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Chairman hic statcd that he believes that thcrc is consensus that a workshop should hc
held with the property owners affected. Fred Patch reported on rcccnt one on one
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rneetings he has held with Monticcllo Ford, Tom Thumb/Amoco/British Petroleum, and
Mr. Dan Milke. Robbic Smith qucstioncd if the Milke development causcd the only
appearance of dissatisfaction with thc current ordinances.
MOTION BY CHAIRMAN FRIE, SECOND BY ROY POPILEK TO ASK CITY
COUNCIL TO ALLOW THE PLANNING COMMISSION TO HOLD A WORKSHOP
IN SEPTEMBER WITH THE BUSINESS OWNERS ALONG HIGHWAY 25.
Motion passed unanimously.
7. Rcport on sanitary sewer reconstruction at front strcct.
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Staff rcport on this item by Fred Patch. He explained that it is likely that the sanitary
sewer and water mains along Front Strect arc old and will likely not suit the development
that is proposed. If townhome units are built along Front Street each unit wil be required
to have a separate service. That would mean that most of the street would have to he
excavated to install new services. As the lines are old and new services arc necessary, all
utilities will likely have to be rebuilt.
Review operation of Gateway Music Festivals' husiness officc and 531 West Broadway,
former mortuary site.
Staff rcport for this item hy Fred Patch. Mr. Patch said that he had visited with Mr.
Thielman, owncr of Gateway Music Festivals on ./uly yd. Mr. Thielman had told Mr.
Patch that thc asphalt on the easterly property line would he cut back 5 feet from the
property line hy the end of July 2001. No othcr discussion.
Discuss options /lJr development of zoning district regulations supporting. step-up
housing goals.
Staff report by Steve Grillman. Mr. (jrittman presented a verbal report regarding the statc
of housing in new developments on the east and southeast end of town. Chairman Frie
requestcd clarification as to what the pereeivcd problem is and wanted clarification of
what is "higher end housing". Pred Patch providcd a verbal description of the source of
thc conccrns exprcssed hy residents in the subject ncighhorhoods and opinions of the
developers and realtors involved. Additional discussions were to be conductcd at a
future meeting. No further discussion.
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Verbal Update on Blight and Danner Trucking.
Frcd Patch provided an update on specific properties where repeat violators are again
involved in enforccmcnt aetions. He expressed frustration with repeat offenders,
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obstructions to en I'orcement and the slowness of prosecutions. Mr. Patch also reported
that the state ol'the City as related to blight is very good and that public infcmnation had
been provided via the city newsletter and newspaper on several occasions this spring.
Me Patch summarized the situation of blight at the Danner Trucking business. The
Commission expressed concern that Danner Trucking is offensive in its appearance at the
south entrance to the city. Mr. Patch told the Commission of staff frustration regarding
the establishment of the trucking business and said that Mr. JcffO'Neill and Mr. Patch
will be meeting with the Mayor regarding this issue.
II. Adiournment.
MOTION BY ROD DRAGSTEN, SECONDED BY ROBBIE SMITH TO ADJOURN
THE MEETING AT 9:30 PM.
Motion passed unanimously.
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