Planning Commission Minutes 07-01-2014MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday, July 1St, 2014 - 6:00 PM
Mississippi Room, Monticello Community Center
Present: Brad Fyle, Sam Burvee, Alan Heidemann, Grant Sala
Absent: Charlotte Gabler
Others: Angela Schumann, Ron Hackenmueller, Steve Grittman, Lloyd Hilgart
Call to order
Brad Fyle called the meeting to order at 6:13 p.m.
2. Citizen Comments None
Consideration of adding items to the agenda None
4. Consideration to approve Planning Commission minutes
a. Regular Meeting - May 6d', 2014
SAM BURVEE MOVED TO APPROVE THE MAY 6'H, 2014 REGULAR MEETING
MINUTES. ALAN HEIDEMANN SECONDED THE MOTION. MOTION CARRIED 4-
0.
b. Regular Meeting — June 3rd, 2014
The June 3rd, 2014 meeting minutes were not yet available for consideration.
Public Hearing — Consideration of a request for Preliminary Plat, Final Plat for the
Vine Street Place and Variance to Monticello Zoning Ordinance requirements for
lot standards relating to street frontage
Steve Grittman summarized that Benoit Properties, LLC had requested a variance from
subdivision standards and approval of plats and site and building plans to create two lots
on the Vine Street cul -de -sac just south of 4' Street on which to construct a back -to -back
duplex.
Grittman pointed out that the request for a variance to allow for the creation of a lot
without street frontage is not anticipated to create adverse impacts on surrounding
properties and is justified due to the unique configuration of the long, narrow parcel with
limited frontage on the cul -de -sac and constraints imposed by railroad tracks to the south.
The property meets zoning density requirements for two unit structures in the R -2 (Single
Planning Commission Minutes: 7/01/14
and Two Family Residence) District. The 15,000 square foot lot area is sufficient for the
development of a duplex and meets all other ordinance standards. The parcel on the east
(Lot 2) has no direct street access and would access the cul -de -sac via a shared driveway
with the lot on the west (Lot 1). A cross easement agreement will be required to
accommodate the access condition.
Grittman reviewed the conditions of approval in Exhibit Z and responded to questions.
He clarified that, according to code, street frontage defines the front of a building. He
also confirmed that the side lot line would be the rear property line of the neighboring
properties; that the garages would face the railroad tracks to the south; and that the
driveway would be narrow but adequate for residential use.
Fyle asked how the 7,000 square foot per unit density requirements compared to
downtown lots. Grittman said that the original plat lots are about 10,800 square feet.
Brad Fyle opened the public hearing.
Jeff Swanson, of Bogart- Pederson & Associates, said that the twin homes would look like
any other townhomes but would fit the site at a 90 degree angle to the cul -de -sac to allow
for utility and fire access. He confirmed that both units would be sold and the driveway
would be shared. He acknowledged the conditions for approval included in Exhibit Z.
Neighboring property owners Brent and Lanette Aitchison, of 0, Street West, asked for
more information about buffering the lot line. Grittman said that, although no specific
landscape plan was required, the applicant would be required to include some
landscaping to add a buffered edge to soften the property line as a condition of approval.
Lanette Aitchison also expressed concerns about preserving the native tree near the
property line and asked for confirmation that the property was for purchase rather than
for rental.
As there were no further comments, the public hearing was closed.
Grittman pointed out that a two family home, if it were a rental duplex, would not have
required a subdivision. Subdivision allows for ownership of the two units.
Fyle asked about a tree preservation recommendation. Angela Schumann confirmed that
the City has a tree preservation ordinance. She said that she'd verify that the trunk of the
tree is on the Aitchison's property. She also said that she'd consult with the City Engineer
to determine if it is possible to place protection fencing along the dripline or root
structure of the tree. She suggested that such tree preservation would be included as a
consideration of the grading plan.
ALAN HEIDEMANN MOVED TO ADOPT RESOLUTION NO. 2014 - 066
APPROVING A VARIANCE FROM ZONING AND SUBDIVISION STANDARDS
TO CREATE A LOT WITH NO STREET FRONTAGE THAT WILL ACCESS THE
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PUBLIC STREET VIA A SHARED DRIVEWAY ACCESS EASEMENT; AND
RECOMMENDING APPROVAL OF THE FOLLOWING TO CITY COUNCIL:
A. PRELIMINARY AND FINAL PLAT FOR THE CREATION OF TWO
LOTS WITH A ZERO LOT LINE;
B. SITE AND BUILDING PLANS FOR THE CONSTRUCTION OF A BACK -
TO -BACK DUPLEX ON THE SITE IN QUESTION IN THE R -2 SINGLE
AND TWO FAMILY RESIDENCE DISTRICT;
BASED ON FINDINGS IN RESOLUTION 2014 -066 AND SUBJECT TO
CONDITIONS IN EXHIBIT Z, INCLUDING A REVIEW OF TREE PROTECTION
MEASURES WITH THE GRADING PLAN REVIEW. GRANT SALA SECONDED
THE MOTION. MOTION CARRIED 4 -0.
EXHIBIT Z: CONDITIONS OF APPROVAL,
Vine Street Place
1. A cross access easement agreement must be established and filed with the county to
provide access from Lot 2 across Lot 1 to the Vine Street cul -de -sac.
2. The applicant shall specify how long -term maintenance and capital improvements will be
provided for between the two parcels.
3. The shared wall facing on the zero lot line must be a structural wall meeting building
code and property line requirements.
4. Additional landscaping, such as a shrub border, shall be installed along the north property
line to provide additional visual buffering for the side yard of the duplex and the rear
yards of the adjoining residential parcels.
Exterior finish materials on the west side of the duplex on Lot 1 must have at least 20
percent of the fagade consisting of brick, stone, or cultured masonry simulating these
materials.
6. Execution of an encroachment agreement for improvements in the public easements
7. Execution of a development agreement governing requirements and improvements in the
plat.
8. Recommendations of the City Engineer relating to grading, drainage, utilities, and
stormwater management, including a review of possible tree preservation measures.
The Planning Commission is the decision - making authority for variances. The City Council
will consider the Planning Commission's recommendation for approval of the preliminary
and final plat and site and building plans at an upcoming Council meeting.
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6. Community Development Director's Report
Angela Schumann apologized for technical difficulties that had delayed the start of the
meeting. She noted that information related to issues discussed during the meeting is
available for review on the City's website.
Schumann provided a brief update related to the following issues:
Market Matching — The EDA and City Council will meet on July 14' to discuss
contract renewal for Market Matching economic development services with WSB.
West 71 Street Extension Project - Paving of the trail along the north side of 7d' Street
between Elm Street and Minnesota Street has been completed.
Hillside Farms Yd and 411 Addition Public Improvements - Wright County has not yet
set a date for the sale of the 47 tax forfeit properties in Hillside 3rd and 4d' Addition. City
staff are monitoring the status of this issue as it relates to development plans.
Goodwill - Grading work has begun onsite.
Transportation - Major transportation initiatives such as the proposed second river
crossing, intersection improvements at TH 25 /CSAH 75, and the Fallon Avenue overpass
project continue to move forward.
Bertram Chain of Lakes Regional Park - The City closed on an additional 168 acres of
land at Bertram Park on June 5d' and was awarded a $1.4 Legacy grant for land acquisition
and a $100,000 grant for a portion of the athletic complex at the park.
Land Use Training - Planning Commission members will individually participate in the
online Land Use training provided by the League of MN Cities and meet as a commission to
discuss the training in September.
7. Adiournment
ALAN HEIDEMANN MOVED TO ADJOURN THE MEETING AT 6:51 PM. SAM
BURVEE SECONDED THE MOTION. MOTION CARRIED 4 -0.
Recorder: Kerry Burri _
Approved: August,, , 20
Attest:
Angela S ,6hT(man*, 06—mmu4ity Development Director
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