Planning Commission Minutes 09-04-2001
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MINUTES
REGIJLAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday - September 4, 2001
7:00 P.M.
Members Present:
Dick Frie, Robbie Smith, Roy Popilck, Richard Carlson and Rod Dragsten
Absent:
Council Liaison Clint Herbst
Staff Present:
Jeff 0 'Neill, fred Patch, Steve Grittman and Lori Kraemer
I. Call to order.
Chair Frie called the lneeting to order at 7 PM.
2.
Armroval of minutes of the special meeting held June 25. 2001 and the regular meeting
held AUQust 7. 2001.
A MOTION WAS MADE BY ROBBIE SMITH AND SECONDED BY ROD
DRAGSTEN 'TO APPROVE TIlE MINUTES OF THE SPECIAL MEETING IfELD ()N
JUNE 25. 2001. Motion carried unanimously.
A MOTION WAS MADE BY RICHARD CARLSON AND SECONDED BY ROD
DRAGSTEN TO APPROVE TIlE MINUTES OF THE REGULAR PLANNING
COMMISSION MEETING ON AUCi-UST 7, 2001. Motion carried with Roy Popilek
abstaining.
3. Consideration of adding items to the agenda.
Robbie Smith wished to add discussion regarding Royal Tire and parking issues. This
was placed as item 9 on the agenda.
4. Citizens comments. None
5. Public HearinQ - Consideration of a request for amendment of Zoninl.! code Chapter 13,
Section 13-4. [.Jl 5. reducing side yard setbacks to 10 feet. Applicant: City of Monticello.
Fred Patch. Building Official, provided the staff report stating that in the B-3 district. pet
hospitals arc allowed by conditional use pertnit subject to several requirements which he
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advised of. One of these requirements applies a 20 foot sideyard setback rather than the
10 foot sideyard setback typical in the B-3 district.
Staff has found that there is no substantial reason for the increased sideyard setback for
pet hospitals in the B-3 district and therefore recommended that it be removed from the
ordinance as it excessively restricts and interferes with full use of the commercial lands
within the B-3 district. By doing this it would put the setbacks to 10 feet.
Chair Frie opened the public hearing and with no response. the public hearing was then
closed. Frie concurred that the 20 fe)()t setback requirement was too restrictive.
A MOTION WAS MADE BY ROY POPILEK AND SECONDED BY ROD
DRAGSTEN TO RECOMMEND APPROV AL TO THE CITY COUNCIL or THE
ORDINANCE AMENDMl,:NT REMOVING TIlE SPECIAL 20 FOOT SIDEY ARD
SETBACK FOR PET IIOSPITALS AS CONSIDERED BY CONDITIONAL USE
PERMIT IN TilE B-3 lONE. Motion carried unanimously.
6.
Public Hearing _ Consideration of a reLluest for a conditional use permit allowing a
planned unit development in a residential district. Applicant: Scott Dahlke.
Steve Grittlnan. City Planner. provided the staff report. The applicant is requesting
approval of a PUD to allow the construction of eight town homes upon a 1.0 acre parcel of
land located south of West Third Street and west of Elm Street. The proposed dwelling
units would be dispersed within two, four unit structures upon the property.
Cirittman advised of the adjacent uses as well as that this proposed use is generally
generally consistent with the provision of the City's Comprehensive Plan policies in that
it promotes a wider range of housing choices in the City. Grittman also noted that
townhouses are allowed in this district as a ConditionallJse Permit PUD.
Grittman stated that the applicant was in compliance with the requirements of the
perfcmnance standards of the zoning ordinance. The proposed development is to be
accessed from the south via a private driveway constructed within the West Fourth Street
right-or-way. To allow such condition, a specific license must be issued.
(Jrittman advised that because utilities will be located in this area. the residents of the
project should he notified that utility work will result in the residents need to repair the
private driveway. The acceptability of the temporary private driveway and issues
associated with the referenced licensing requirement should be subject to C0111lnent and
recommendation by the City Engineer.
It was stated that while the proposed landscaping is considered positive, it is
recommended that additional plantings he provided within the interior "garage court"
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area of the development and that foundation plantings such as shrubs, be provided along
thc perimeter of the proposed structures. As part of the forthcOll1ing Development Plan
Stage submission, a dctailed landscape plan should be submitted which identifies the
location, size and varicty of all site plantings.
Grittman stated that as part of the ))evelopment Plan Stage submission, prel iminary
building elevations should be submitted and he noted that buildings within the R-2
zoning district are limited to 2 Y2 stories in height.
CJarbage pick-up and mail service f()r the proposcd development is to be provided along
Elm Street. Grittman recommended that sidewalk connections be provided on the north
and south sides of the eastern townhome building, connecting the interior "garage court'"
with Elm Street and a mailbox structure (for the eight townhome units) be crected along
Elm Street adjacent to one of the recommended sidewalks. Design detai Is for the
mailbox structures should be submitted prior to Final Stage PUD approval.
As part of this application, a preliminary utility plan was submitted and the plan will be
subjcct to review and commcnt by the City Engineer. As part of the Developmcnt Plan
Stage submission, the applicant will need to submit a grading and drainage plan which
will also be subject to review and comment by the City Engineer.
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The applicant will be rcquired to provide appropriate cash contribution for park and trail
dedication and sha\1 be consistent with City policy.
To a\1ow the sale of the individual townhome units, the subject property will need to be
subdivided in a base lot/unit lot arrangement. As part of the forthcoming Developmcnt
Plan Stage submission, a preliminary plat depicting the proposed subdivision of the
propcrty should be submitted.
Chair Frie opened the public hearing. Dave Gerads, 303 Vine Street questioned if these
units would be rental or owner/occupied and Scott Dahlke, applicant, stated that thcse
would be owner/occupied and would sell for approximately $110 to $120 per unit. Mr.
Oerads also was concerned with traffic on Elm Street as we\1 as parking and it was stated
that Elm Street would be a "glorified driveway access" into these units stating that 4\h
Street is not intended to be a full strect. Grittman also added that it would actually be an
advantage to have Elm Street as the main access into this development as it creates a
natural intersection with 4th Street stating this is a beneficial dcsign. Chair Frie c10scd
the public hcaring.
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Chair Frie asked Dahlke about the size of the units and would they be more a size for
elderly persons versus families. Dahlke stated that his experience with these types and
sizes of townhome units, 1500 sq. ft., has been a variety of single people as well as
"cmpty nesters". Dalke also stated he has a similar project in Albertville. Chair Frie
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mentioned safety as that road veers left in this arca and the Planning Commission should
be conccrned with thc cntrance. He also asked about thc time frame to which Dahlke
stated this f~ll1 to complcte devclopmcnt and final stage with a proposcd winter
construction. rrie also questioncd who would maintain this devclopmcnt and it was
stated that it would be taken carc of by the owners. Dahlkc addcd that there would be an
association in this development.
There was discussion among the commissioncrs regarding snow rcmoval and single
acccss into the devclopment with concerns flw cmergcncy vchicles. Grittlnan stated it
appcars to bc designcd that any typc of vchicle would bc able to get in/out. adding that
the Public Works Dircctor is also looking at the dcsign at this time. The commissioners
discussed adequate parking for visitors and Grittman stated that ovcrf10w parking would
occur on 4th Street and that cach unit would havc a two stall garagc as wcll as adequate
driveway space. The conHnissioners questioned garbage pickup as well and Grittman
stated thc design of thc project would be bettcr served on the street and the developcr may
have to take it out to Elm Strcct. Fric asked again about requircments for thc driveways
such as I ighting and width. Urittman stated thcy would look for a width of 26 to 28 feet
for the drive along 4th Strcet and the rcmainder would be the minimum 24 fect. Dahlke
added that there is a street light after the intersection.
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Quality of the proposcd townhome units was also discussed in relation 10 the existing
homes to thc north and the new townhomes built by Cyr stating they should be a similar
quality. Dahlke stated they will submit their architcctural designs and that possibly a
portion of the buildings may have brick or stone, stating they will dcsign them to fit in
with the existing homes.
Turnaround space to the north of the proposcd development was also discusscd and it was
notcd that there is sufficient space l'()f the units. Parking was again addresscd and .Jeff
O'Neill stated that the parking near the Legion was previously grand fathered in. rred
Patch added that a particular fire hydrant may be requestcd to be moved to a more
accessible arca and that he will discuss this with the rirc Chief.
A MOTION WAS MADE BY ROBBIE SMITH AND SECONDED BY RICHARD
CARLSON TO RECOMMEND APPROV AL OF THE CONCEPT STAGE PLANNED
UNIT DEVELOPMENT BASED ON THE FINDINGS THAT THE PROPOSAL IS
CONSISTENT WITH TilE COMPREIIENSIVE PI,AN. COMPATIBLE WITH
EXISTING LAND USES IN THE AREA. SATISr:JES THE PROVISIONS OF THE
ZONING ORDINANCE AND IS CONSISTENT WITH TilE CITY'S USE OF
PLANNED UNIT DEVELOPMENT WITH APPROPRIATE LANDSCAPING AND
ARCHITECTURAL DESIUN; AND SUBJECT TO TilE FOLLOWING CONDITIONS:
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1.
PRIOR TO DEVELOPMENT PLAN STAGE APPROVAL, TlIE FOLLOWING
PLAN ARE SUBMITTED:
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LANDSCAPE PLAN
GRADING AND DRAINAGE PI ,ANS
BlJILDING ELEVATIONS
PRELIMINARY PLAT
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2. IN ADDITION TO THE TREES SHOWN ON THE SITE PLAN, ADDITIONAL
PLANTINGS BE PROVIDED WITHIN THE INTERIOR "GARAGE COURT"
ARI':A OF THE SITE AND ALONG TI IE PERIMETER OF THE PROPOSED
TOWNHOME BUILDINGS.
3. THE CITY ENGINEER PROVIDE COMMENT AND RECOMMENDATION
IN REGARD TO THE ACCEPTABILITY OF THE TEMPORARY PRIVATE
DRIVEWAY AND ISSUES ASSOCIATED WITI I TI IE REQUIRED
LICENSINCl REQUIREMENTS FOR SUCH CONDITION.
4. SIDEWALK CONNECTIONS BE PROVIDED ON THE NORTH AND SOlJTI I
SIDES OF THE EASTERN TOWNl-lOME BUILDING, CONNECTING THE
INTERIOR "GARAGE COURT" WITH ELM STREET.
5.
A MAILBOX STRUCTURE (FOR EICJHT TOWNflOME UNITS) BE
ERECTED ALONG ELM STREET ADJACENT TO ONE OF TilE
RECOMMENDED SIDEWALKS. DESIGN DETAILS FOR TilE MAILBOX
STRUCTURE SHALL BE SUBMITTED PRIOR TO FINAL STAGE PUD
APPROV AL.
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6. TI IE CITY ENGINEER PROVIDE COMMENT AND RECOMMENDATION
IN REGARD TO DRAINAGE AND UTILITY ISSUES.
7. A PATIIWAY CONNECTION SHALL BE PROVIDED SOUTH or THE
SUBJECT PROPERTY (ALONG WEST FOURTH STREET) WITH A DI':SIGN
TO BE DI':TERMINED.
Motion carried unanimously.
L Public Hearin ) - Considcration of are uest for a conditional use . ennit for a conce Jt
sta2e . lanned unit develo Jment allowin T a mixed residcntial develo ment. A .licant:
Silver Creek Real Estate Development and Ocello, LLC. * Apolicant reQuests this item
be tabled and continued at the October 2. 200t meetine.
Chair hie Opened the public hearing. Thc Public hcaring was thcn closed.
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A MOTION WAS MADE BY ROD DRAGSTEN AND SECONDED BY ROY
POPILEK TO CONTINUE THE PUBIJC HEARING TO THE OCTOBER 2. 2001
PLANNING COMMISSION MEETING. Motion carried unanimously.
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Planning COlllll1ission Minutes - 09/04/0 I
8.
Comprehensive Plan update and mcetinl2: notice.
Jeff O'NeilL Deputy City Administrator, provided the Planning Commission with a brief
staff report reminding them that a special meeting of the Planning Commission and City
Council has been scheduled l'or Tuesday, September 18 at 7:00 pm for the primary
purpose of reviewing the Gold Nugget land use designation, as well as other important
land use related topics. O'Neill provided a preliminary list of subjects that will be
reviewed at the meeting and asked for input from the commissioners.
Chair Frie questioned tax dollars amounts coming from townhomes versus higher end
single family homes and O'Neill stated that it is almost double on townhome
developments versus single family for a number of reasons, one being utilities into the
townhomes being less expensive.
rrie questioned if the primary purpose for the specialmceting is the use of the Gold
Nugget property and O'Neill stated that was correct. Frie stated that perhaps they would
be able to keep the meeting time from 7 to 9 pm, with the focus being on Gold Nugget.
adding that two hours should be sufficient. Roy Popilek stated that twice the Planning
Commission has voted that Gold Nugget be zoned residential and he questioned if the
mell1bers had since changed their minds. Carlson stated that he felt they were trying to
compromise now. Smith stated that he would not be available for the special meeting hut
would like to be on the record stating he still maintains that the Gold Nugget area should
be residential as there are still issues with the School District regarding enrollment and
that the City could make SOlne real sound decisions with good impact on the School
District with bringing in more students and families. He questioned what the rest oethe
commissioners felt about that. He also asked about the School Board giving their
thoughts on this issue. O'Neill added that he doesn't feel there is a huge push to put this
all as industrial but rather a mix of uses of industrial. commercial and residential. Frie
also added that the lIRA stated they are unanimous with Gold Nugget being industrial.
O'Neill added that the Council would not change the camp plan to go along with the
MOAA, whether they exist or not. Frie stated he had heard from the general public that
irregardless of the OAA. existent or not, there is no way the City could justify the
township dictating how the land would be used once annexed.
O'Neill stated that the supreme court did not take up the lawsuit and that the City is
pursuing annexation of the parcels, stating a 3 - 2 vote by Council. Dragsten questioned
if this would be a meeting that the Planning Commission/City Council would be making
decisions at and O'Neill stated no, either way the City needs a plan to follow. Smith
asked if there would be two of the City Council members at the meeting that would want
the Planning Commission to proceed as if there is an MOAA board in place and O'Neill
stated most likely there would be. There was no further discussion.
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9.
Discussion re!2:<trCling parking concerns at the Royal Tire site.
Rohbie Smith stated that he had been approached regarding parking concerns at Royal
Tire and Fred Patch stated he had visited the site earlier that day and there was illegal
parking and unlawful signs as well. and that staff would be monitoring this. Patch stated
it is his hopes that once the Cedar Street improvements are made a good part of this issue
would resolve itself. He also added they have a difficult situation with that building.
Dragsten questioned if there was 1'00111 on the Ilwy 25 side of the building and they stated
there was no access to it. Popi Ick added that in the past, Royal Tire has been com pI iant
with issues brought to their attention. There was no further discussion.
Chair Frie stated that on Monday he received calls regarding the new Mexican grocery
store on Broadway. They had strung banners fron1 the top of the building to the street
side and he felt it was not a lawful banner, but also notcd they were only in placc one day
and are now removed. Asked that statlwould monitor this as well.
Fred Patch added that they will now be taping the Planning Commission meetings a they
have the opportunity to send the tapes to the cahle company to televise and he wanted the
Planncr Commission's advise. Chair Frie stated that they had voted for this previously
but that the City Council voted it down. O'Neill stated that he did not think it had been
formally brought to the Council. Patch asked that the commissioners lnake a motion or
state their agreemcnt on this.
A M(yrION WAS MADE BY ROBBIE SMITH AND SECONDED BY ROY POPILEK
TO STRONGLY RECOMMEND TIIA T TIlE CITY COUNCIL APPROVr.: THE
TELEVISING OF TilE MONTHLY MEETINGS OF THE PLANNING
COMMISSION. Motion carried unanimously.
Chair Frie added that thc televising would be ofthc normal monthly meetings only and
would not include any special meetings.
10. ^diournment
A MOTION WAS MADE HY ROY POPILEK AND SECONDED HY ROD
DRAGSTEN TO AD.JOURN TilE MEETING AT 8 PM. Motion carried unanimously.
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