Planning Commission Agenda 07-02-2002
AGENDA
REGULAR MF:I~TING - MONTICELLO PLANNING COMMISSION
Tuesday - July 2, 2002
7:00 P.M.
Members:
Dick Frie, Robbie Smith, Richard Carlson, Rod Dragsten and Lloyd
IIilgart
Council Liaison:
Clint Ilerbst
Staff:
.lefT O'Neill, Fred Patch, John Glomski and Steve Grittman
1. Call to order.
2. Approval of the minutes ofthc regular Planning Commission meeting held June 4, 2002
and the Special Planning Commission meeting held Junc 24, 2002.
3. Consideration of adding itcms to thc agenda.
4. Citizens comments.
5. Public I !caring - Considcration of a requcst for a conditional use permit allowing
accessory space in excess of 1200 sq. ft. in the R- I district. Applicant: Lynn & Christine
Anderson
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6.
Public Hearing - Consideration of dcvelopment stage planned unit development and
preliminary plat approval allowing 11 single family residential units in the R-3 zoning
district. Applicant: Central Minnesota Housing Partnership and the City of Monticello
7. Public Hearing - Consideration of development stage planned unit development allowing
a mixed residential and institutional use in the R-2 district. Request includes use of
church building f(.)r church purposes and conversion of t()l"Iner parish center into
combination church office and rental housing. Applicant: Hope Evangelical Free Church
and the Church of St. Henry
8. Pub! ic Hearing - Consideration of a request for concept and development stage planned
unit development allowing townhome development in the PZM zoning district.
Applicant: Ocello, LI ,C, Shawn Weinand
9. Public Hcaring - Consideration of a request f()r a prcliminary plat and a rcquest for re-
zoning from A-O to B-3. Applicant: Melvin Wolters and Prairie Ponds LLC, Bradley
Larson
10. Consideration of adoption of amendments to the Comprehensive Plan.
11.
Introduction of developers purchasing the Jim Schultz property - development formerly
known as the "Fields of Hillside Hurst".
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12. Adjourn
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MINUTES
REGULAR MEETING - MONTICELLO PLANNING COMMISSION
Tuesday - June 4, 2002
7:00 P.M.
Members Present:
Dick Frie. Robbie Smith, Roy Popilek. Richard Carlson. Rod Dragsten
and Council Liaison Clint Herbst
Staff:
Jeff O'Neill. Fred Patch. and Steve Grittman
1. Call to order.
Chair Frie called the meeting to order at 7 p.m. and declared a quorum.
2. Approval of the minutes of the regular Plannin~ Commission meetinll. held Mav 7. 2002.
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A MOTION WAS MADE BY RICHARD CARLSON TO APPROVE TIlE MINUTES
Of THE REGULAR PLANNING COMMISSION MEETING HELD MAY 7. 2002.
ROD DRAGSTEN SECONDED THE MOTION. Motion carried with Roy Popilek
abstaining.
Consideration of adding items to the aq:enda.
Robbie Smith requested an update regarding Kens Service Station. This was placed as
item 10.
Jeff CYNeill reported that there is a perspective Planning Commission applicant that
would be present later in the meeting if the members would like to meet with him.
Jeff O'Neill advised that Gould Bros. Chevrolet is looking at an auto body shop on the
Jay Morrell property. same location as Amax Self Storage, and would be requesting a
special meeting of the Planning Commission on June 24. prior to the City Council
meeting. He stated that a representative was present to address this item to schedule a
date and time for this special meeting. Chair Frie asked the applicant to come forward at
that time to request the special meeting. Duff Davidson. 170 Jerry Leifert Dr..
Monticello. addressed the commission stating he was present to request a special meeting
of the Planning Commission for June 24. 2002. at 6:00 pm, prior to the City Council
meeting. Chair frie asked staff if this item could be handled in one hour and it was stated
that it could.
A MOTION WAS MADE BY ROBBIE SMITH TO SCHEDULE A SPECIAL
MEETING OF THE PLANNING COMMISSION ON MONDAY. JUNE 24. 2002 AT
6:00 P.M. TO CONDUCT A PUBLIC HEARING REGARDING A REQlJEST TO
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Planning Commission Agenda - 06/04/02
ALLOW AN AUTO BODY SHOP IN THE B-3 ZONING DISTRICT. ROY POPILEK
SECONDED THE MOTION. Motion carried unanimously.
Clint Herbst requested an update on the former Amoco site to be given at the same time
as discussion 011 Ken's Service Station. Also placed on item 10.
4.
Citizens comments. None
5.
Public Hearin!! - Consideration of a request for concept stali!c planned unit development
approval allo'vvin!! a mixed residential and institutional use in the R-2 zoning district.
ReclLlest includes use of church building for church purposes and conversion of former
parish center into combination church office and rental housin!!. Applicant rec.luests
t1exibilitv to utilize existinQ parking south of 4th Street or develop parkin!! lot north of
church building on Lots 6. 7, 8, and 9. Block 28. Applicant: Church of St. Henry's and
Hope Evangelical Free Church
Steve Grittman, City Planner. provided the information regarding Hope Evangelical Free
Church's application seeking concept approval ofa mixed use PUD to use the fonner St.
Henry's Church as a combination of church and residential uses. Both uses are normally
allowed in the R-2 Zoning District. Grittman stated the church would like flexibility to
use the existing parking or shift parking to the area to the north of the church if they
chose to.
Grittman also provided some comments such as the mix of uses, parking. garages for
residential units, use of the property north of the church allowing potential housing
development architectural issues, and other site development conditions. Grittman added
that if the project proceeds, one of the requirements for consideration of the application
will be submission of a site survey and building elevations illustrating exterior changes,
utility plans. and landscaping plans.
Fred Patch. Building Otlicial. added a concern with regard to the proposed residential
use. advising previous discussion with the applicant and Connie Flemming on this matter.
The old parish center was converted some time ago from residential to otlice/classroom
use. There are a number of ditTerent building code concerns. Patch advised that there
are some precautions to take and additional research. and that he would prefer to share
information back and forth and have the appl icant advise Patch of the proposed final use
of the property. Frie asked if the applicant was familiar with what codes needed to be
met etc.. and he suggested he meet with Patch regarding these concerns.
Chair Frie opened the public hearing. Brad Fyle, 50 I W. yd 51.. addressed the
commission and stated he and other neighboring property owners arc all happy with the
proposal. He stated no one would object either way with parking options, either way was
fine. They liked the proposal and would like to see it move forward.
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Roger Janssen. 1150 S. f lawthorne PI, Monticello. added that his preference with parking
would be option A which would be using the existing parking lot where people would
continue to be walking to the front of the church. rather than parking in the back.
Robbie Smith asked Grittman about garage construction which he mentioned in his staff
report and (,rittman advised that with the proposal for two residential units, the city has
typically requested enclosed parking as a requirement. O'Neill stated that when Grittman
wrote the report the letter from the applicant had not yet been received and that in the
letter it was stated that the previous garages would be converted back. therefore resolving
that issue. Smith also asked the applicant and Connie Flemming, Edina Realty, if they
had knowledge of the future proposed use of Option B and they stated that they would
not have knowledge of this as the applicant is not purchasing that piece of property.
stating the applicant has no rights to that property. They did add, however, that if and
when something is proposed they would bring the matter back to Planning Commission.
Smith stated his reason for asking was that if they decided to propose apartments at some
point, that would then be an issue. O'Neill asked the Planning Commission ifparking lot
option B were to come in at a later time would this be something they might be in favor
of therefore the reason it was placed on the agenda. He also advised that this was
brought forward by staff and not the applicant.
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Dan Osborn, applicant. stated stafThad felt it would be easier to ask the parking lot option
question now. but there are no plans for a trade nor do they think they will consider it at
this point. Frie stated his preference would be leaving option B as a separate issue at this
time and only look at approval of the CUP for option A.
Dragsten's concern ,vas that they maintain the current parking lot for parking and not
eliminate their off-street parking. Fred Patch added that each of the parcels would be
subject to the provisions of the PUD under the CUP. and would be recorded. The
convent building was part of the original church complex and was unlawfully converted
to a single family residential dayeare use. and that under zoning code it is in the correct
district but under building code it is required to be brought to code. One condition of
approval would be that convent use be made a lawfully permitted use. The applicant
stated that they do intend to honor the current lease until June 01'2003. Frie asked Patch
if at that time it should be looked at and Patch advised that stall had been waiting until
something came forward on this property before addressing the issue and that stafT feels it
is important to bring this into compliance.
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Osborn added that this is really not part of tonight's meeting as they are not asking to use
it any differently than it has been used in the past. This wasn't part of their proposal.
Planning Commission disagreed and stated that it could be handled at this meeting. The
applicant stated that they \vouldlike to LIse the three buildings fiJr church purposes. but
initially would like to rent out the parish and they do need to honor the rental lease at this
time. They are asking permission to use the parish center as rentaL both office and
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Planning Commission Agenda - 06/04/02
housing" for income purposes in the interim. They don"t anticipate using the convent in a
use not allowable. just honoring the lease as it is now.
Dragsten asked what type of issues staff had and Patch stated the convent was essentially
a "lodging house" in the R-l district. and there are certain provisions in the present
building code that weren't in place back then. Converting that building from lodging to
single family dwelling takes some changing and he has discussed this with the occupant.
He stated there were safety issues as well. Frie stated that if the Planning Commission
approves the request. they need to address the issues stated as well.
A MOTION WAS MADE BY CHAIR FRIE TO RECOMMEND APPROVAL OF
CONCEPT STAGE PUD WIT(! THE FOLLOWING CONDITIONS:
1. Submission of site survey.
2. Building elevations illustrating exterior changes.
3. Utility plans.
4. Landscaping plans.
5. Compliance with present day building codes for residential areas brought to code.
There was further discussion by Jeff O"NeiIl asking if both parking options would be
acceptable and Frie stated only parking option A. Frie did not want to discuss option B.
MOTION WAS SECONDED BY RICHARD CARLSON. Motion canied unanimously.
6.
Public ('!carin!! - Consideration of concept and development sta!!e planned unit
development and preliminarv plat allowin!! ofT-site sales and displav associated with
principle car dealership use. Applicant: Gould Brothers Chevrolet
Steve Grittman. City Planner. provided the staff report stating that Gould Chevrolet is
seeking a subdivision of its property that would separate the display lot from the buildi~g
parcel. The PUD is necessary to allow the property to continue to comply with the
requirements of the Conditional Use Permit for automobile sales lots and their
relationship to principal buildings. It also allows the display area to be situated on a lot
separate from the lot on which the building is located. The PUD does not affect any of
the construction issues on the property. The plat permits the owner to clarify outlot
boundaries that were raised at the time of the original project review.
Frie stated this item should have two separate motions. one for approval of PUD and one
for approval of the plat. Grittman agreed. Dragsten questioned the conditions listed.
stating he felt this should have been taken care of previously. Grittman advised that this
was added to build on the Engineers review and that it has more to do with the pond and
overall grading rather than any structural changes. Patch further advised that GM was
looking at the size of property and concluded the site was too large, as well as ownership
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Planning Commission Agenda - 06/04/02
of property and tax implications. stating neither parcels could be sold independently.
Dragsten again stated his concern with the engineering being completed prior to this and
Grittman stated the issue of the Engineer is with easements regarding the ponds and
where they would be placed.
Chair Fric opened the public hearing. Hearing no response, the public hearing was
closed. There was no further discussion.
A MOTION WAS MADE BY ROY POPILEK TO RECOMMEND APPROVAL OF
THE PUD. BASED ON FINDINGS THAT THE PROJECT IS MATERIALLY THE
SAME AS THAT PREVIOUSL Y APPROVED WITH THE CUP. AND WITH
CONDITIONS TIIA T ENGINEERING REVIEW IS COMPLETED AND THE
PROJECT IS FOUND TO BE CONSISTENT WITH THAT REVIEW. RICHARD
CARLSON SECONDED THE MOTION. Motion carried unanimously.
A MOTION WAS MADE BY ROD DRAGS TEN TO APPROVE THE PRELIMINARY
PLAT. BASED ON THE FINDING THAT THE PROJECT IS MATERIALLY THE
SAME AS THAT PREVIOlJSL Y APPROVED WITH THE CUP. AND WITH THE
CONDITIONS THAT ENGINEERING REVIEW IS COMPLETED AND THE
PROJECT IS FOUND TO BE CONSISTENT WITH THAT REVIEW. APPROVAL IS
CONTINGENT ON RECORDING OF A DOCUMENT LINKING PARCELS. THUS
ELIMINATING POTENTIAL OF SALE OF NECESSARY PARKING AREA
NEEDED TO SUPPORT THE PRINCIPLE USE. ROY POPILEK SECONDED THE
MOTION. Motion carried unanimously.
7.
Public Hearinl! - Consideration of a request for concept stage planned unit development
approval allO\ving a mixed commercial development in a B-3 zoninll district. Applicant:
Glen Posustal Amax Self Storauc
Steve Grittman. City Planner, advised that Glen Posusta. owner of the AMAX Storage
facility. is seeking a concept stage PUD for property south of Dundas Road and east of
Trunk Highway 25. The PUD would allow for the southward expansion of the mini-
storage facility, and additional commercial development along the extension of Cedar
Street. A PUD is necessary for mini-storage since there is more than one principal
building. Otherwise, the concept plan would need only a subdivision approval. A part of
the consideration in this request is a land exchange for property acquired by the City
during the Highway 25 upgrade, and as a part of the vacation of the current Cedar Street
right-of-vvay. The terms of this exchange will need to be negotiated between the City and
the developer. although it is important to note that the City may require dedication of
street right-or-way as a part of the subdivision process regardless of the developer's
interest in other land that the City may have available for sale.
Chair Frie opened the public hearing and hearing no comments. the public hearing was
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then closed. Roy Popilek asked if the building would be of similar design as to
complement and Grittman advised that typically they would ask for that. Rod Dragsten
asked if it was an option to vacate a portion of Hwy. 25 and Grittman stated that City
needed ROW for Hwy. 25 is in place. Dragsten stated that if this were vacated it would
make the outlots larger. Frie asked Grittman what they would specifically look for in this
PUD and he stated paving. drainage management. and buffering as typical for a mini
storage facility, stating these would be included in the approval. He also asked about total
buffer along the western line as well. Richard Carlson stated that currently Amax does
not have frontage on l-hvy. 25 and wondered if there had been any negotiations. Jeff
O'Neil1 stated there have been discussions with the applicant and Wolfsteller, but that this
would be a matter fl.1r City Council to discuss. Robbie Smith asked about signage and it
was noted that this would be looked at in the development stage phase and that the
applicant is looking for sign exposure to I-lighway 25.
Shawn Weinand. Ocello. property owner adjacent to this site, asked if Outlots A and B
fall under requirements to meet masonry building standards. and Grittman stated that they
would look at this as higher quality so that the same standards do not apply for Outlot A
and B as for mini storage.
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A MOTION WAS MADE BY ROD DRAGSTEN TO RECOMMEND APPROV AL OF
THE PUD CONCEPT PLAN FOR GLEN POSUST A. WITH THE FOLLOWING
CONDITIONS:
1. Paving
2. Landscaping
3. Fencing/screening/buffering
4. Signage
5. Building quality
RICHARD CARLSON SECONDED THE MOTION. MOTION BASED ON THE
FINDING THAT THE PROPOSED PROJECT. UNDER CONDITIONS AS NOTED. IS
CONSISTENT WITH THE COMPREHENSIVE PLAN. Motion carried unanimously.
8. Consideration of adoptinll a resolution fInding that a modifIcation to the redevelopment
Ian for Central Monticello Redevelo ment Pro' ect No.1 and the tax increment iinancin'
~lan for TIF District No. 1-30 conform to the lleneral plans for the development and
redevelopment of the Citv.
Jeff O'Neill provided the report noting this is essentially a housekeeping matter regarding
the housing project on Minnesota and 6th Street. The Planning Commission is asked to
adopt a resolution stating it tinds the proposed TIF District No. 1-30 plan conforms with
the comprehensive plan of the city.
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Rod Dragsten qucstioned the statement that 95% of the units have to be sold to persons at
I O(lYo of the median income f()r a family of one to two. O'Neill sated that it was
basically the flWIllula used by CMHP and it is the intent for the usc of"fIF. Richard
Carlson questioned if staff considers $115,000 as moderate income and O'Neill advised
that it is the guideline. He also added that instead of stating approximate square footage
it should state minimum. Grittman stated the actual square footage of the homes is 1,008.
Carlson stated a concern vvith townhomes being constructed near that area at a much
higher selling price and O'Neill advised that they are trying to create work force housing
that is needed and also stated the City is obtaining $60,000 from Sunny Fresh for the
project to be used for amenities to the property such as irrigation and landscaping, and
that the money going into the project would help to reduce the cost of the homes to
qualifying buyers. It was clarified as well that there are no strings attached to the Sunny
Fresh donation and that this is to help create the work force housing which fits vvith
Sunny Fresh as well.
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Clint Herbst questioned whether thc Planning Commission was deviating too far from the
R-2A standards regarding the 1200 sq. ft. minimum standard. It was noted that CMHP
started with a target price and tried to figure out how to get a house out of that target
price. Herbst felt that by lowering standards and bending rules, this leaves the older part
of town never getting fixed up and taken care of. O'Neill advised that this particular
project started long before the standards were in place. These homes will be worth more
than $115,000 but the costs are reduced by the additional funding. The money being put
into this is going into the targeted income families and the value is still there. It vvas
noted that this site is zoned R-3 and not R-2A. O'Neill stated they are trying to counter-
act higher density by adding frills for better quality, and using TIF to drive down the cost.
Roy Popilek agreed with Herbst that the City Council was quite adamant on not deviating
from the new standards. Again, O'Neill stated that when this was approved it was prior
to the new standards being in place and that this would be above the old R-2 standards.
Again it was stated that this is a PUD with higher amenities. CMHP is prepared to move
f()rward based on previous approval. Frie questioned why the new R-2A standards are.
being used when this is in the R-3 district. Frie also noted that this is taking out a
blighted area and dressing it up and the intent of the City is to use TI F in blighted areas to
make them better areas. O'Neill stated one of the conditions of the CMHP is that they
work together to develop quality housing and eliminate blighted housing. Herbst stated
while he does agree vvith this plan, the Planning Commission should have some way to
back up their reasoning for not complying with the R-2A standards.
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Grittman stated that staffs PUD approach is that these units are smaller and with larger
density, and is trading this for about $3,000 to $4,000 for landscaping that we normally
wouldn't get. Idea with design is that these units would look very rich from the street
side, with irrigation and well maintained lawns, etc. Again the R-2A standards were
questioned and Grittman stated the reason in looking at R-2A was just to see how it
compared, and they really weren't designing it as an R-2A. It was noted that the fact that
it was brought up at all is that they were comparing this to the R-2A district. but it does
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Planning Commission ^genda - 06/04/02
not have to meet those regulations as it is in the R-3 district. Dragsten asked about the
density and it \vas stated that this was approximately half of what is required in the R-3
district.
Smith asked the type of occupants in these dwellings and O'Neill stated the income \eve I
drives that. Smith added that with developments that are coming in to the City the
Planning Commission should be more concerned in getting families moving in and
enrolling in the school district and Dragsten stated that the Planning Commission needs
to look at the land. not whether families with children are moving in.
A MOTION WAS MADE BY ROBBIE SMITH TO ADOPT A RESOLUTION
FINDING THAT A MODIFICATION TO THE REDEVELOPMENT PLAN FOR
CENTRAL MONTICELLO REDEVELOPMENT PROJECT NO.1 AND THE TIF
PLAN FOR TIF D1S'fRICT NO. 1-30 CONFORM TO THE GENERAL PLANS FOR
THE DEVELOPMENT AND REDEVELOPMENT OF THE CITY. RICHARD
CARLSON SECONDED TilE MOTION. Motion carried unanimously.
9.
Consideration of a sketch plan review for a residential PUD in a PZM District.
Applicant: Shawn Weinand
Steve Grittman advised that the applicant has requested a sketch plan review and
comments of a PUD concept plan for a proposed residential project at the intersection of
School Boulevard and Oakwood Drive (County Road 117). Grittman advised that the
int()rmation the Planning Commission provides will help guide a subsequent application
for concept and development stage PUD approval at an upcoming meeting. The project is
located in a PIM Zoning District. and consists of approximately 162 townhouse units on
about 19.4 acres. plus an additional 2.5 acres underneath power line easements along the
south border of the project.
Chair I:rie advised of a resolution adopted and approved by the Planning Commission and
City Council in 1999 regarding parks being placed under power lines. This resolution
denies any development where parks are proposed under power lines. Weinand stated .
they were not aware of the problems when parks are placed below power lines and that
they would not proceed with placing them in those areas now that they are aware of the
problem. He also stated they have taken care of previous drive access concerns.
Weinand stated these units would sell in the upper $130.000 to $170,000 range and
anticipates that 500;() of the units \vould be sold to families with children. Square footages
would be 910 on the first tloor, 750 on the second floor. for a 1700 total square foot
finish. Weinand provided information on a similar project in Otsego which was
successful and stated they would like to have a model up in September. starting with
Phase I. Since there is both industrial and a mobile home park surrounding this site.
there will be extensiw landscaping and buffering which he feels will improve the area
and add density. Weinand also stated that they have designed this project with standards
that were previously approved by the Planning Commission for the Craig Scherber
project proposed across the freeway.
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Frie asked if they had addressed the issues as stated in the report regarding continuous
asphalt and park dedications, and Weinand stated they have park land over on the
Remmele piece that they may incorporate. They are proposing 26 n wide roadways but
could cut them back to 24 fL gaining green space by eliminating some of the paving. He
also stated they would not prefer mixing in masonry to the roadways as it would be too
expensive. These arc totally maintenance free units in regard to siding and balconies, all
utilities are to the back of the houses. and there will be additional landscaping. Weinand
also pointed out the side yard to the retail piece and that some of the balconies encroach
into this area. but according to the ordinance he felt that this was allowable and wanted to
bring that to the Planning Commission's attention.
Robbie Smith stated that he would like the Planning Commission and statf to look at new
developments to make sure that the City attracts families with school age children to help
the school crisis. Herbst stated that they also need to be careful not to mix lower value
housing into higher value housing areas just to try to help the schools out, and he felt that
they need to look at the development itself and determine that it is a good quality
development. Frie added that the Planning Commission and City Council have discussed
this previously and he feels that the standards that the City has put in place has driven the
housing costs up and that is what is keeping families mvay.
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Smith again asked the applicant what he \-vould do as a developer to get housing that
people with families can afford and Weinand provided some scenarios. Weinand advised
the Planning Commission that he v,;ould like to come back next month with preliminary
and final plat as he feels they are at the preliminary stage already, as they have plans for
their landscaping. roads. etc. Weinand would like the Planning Commission and staff to
give them a positive go ahead to proceed.
Popilck asked Grittman about the smaller entrance for garbage trucks and would this be
up to code, and Grittman stated this would have to be looked at. Weinand advised that
they can widen them and also would like approval of the entrance from the County Road.
Weinand stated this will be a privately maintained project with private streets and privat.e
snow removal. The commissioners asked about density being too high and Grittman
stated it is high for a townhouse project. but he also stated that this is a PZM zoned
district and this allows higher density.
Dragsten also stated a concern with the square footages and wanted to make sure that
these were within the City's new standards as wel\. Popilek added that he felt this would
be a very nice project for PUD approval at this density. Weinand also stated that they are
contident in this particular builder.
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The Planning Commission's consensus was to give Weinand their support and review the
preliminary and tinal plat at the next meeting. Weinand asked if there were any feelings
on the entrance to the County Road. double entrance or narrow entrance. and Dragsten
stated they would have to meet state guidelines, which Weinand advised that they do
meet the requirements. Staff is pushing for 3 entrances per Grittman. He also stated staff
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Planning Commission Agenda - 06/04/02
was not in t~lVor of divided entrances, especially if it vvere to be a public street.
Weinand added that they also put in two tot lots in separate areas and stated that they are
proposing a basketball court possibly under the power lines, to which Frie was quite
adamant that it not be placed there. Weinand also asked the Planning Commission if they
favored developments for families or empty nesters and they stated that growth vvas their
Issue.
10. Amoco Site Update
Fred Patch, Building Official. stated that the building permit is ready to be issued but
apparently the MPC A is looking at a pollution concern regarding a spill at that site years
ago. Patch thought it might be a financial institution holding the project back. Patch
advised that he had received a call from the architect inquiring what might happen if the
residential development was pulled from the building and only going forward with the
commercial development. Patch stated that it was a permitted use in the CCD. but there
still are concerns with parking which the Planning Commission may need to address.
Regarding the Spur Station, Patch stated that last week the owner of the property directly
behind this site. Holthaus. spoke to him about whether or not they could develop the 45
ft. lot behind the station and put up an office building. Patch added that apparently the lot
extends out to Broadvvay and they are looking at trying to put it to use somehow. Patch
also updated them on the junk vehicles at the Spur Station and stated that it actually has
been cleaned up somewhat and the City will keep working on that.
Robbie Smith asked about the City's process regarding blights and Patch advised that
John Glomski is now helping in that area. Smith also added that he had participated in
the annual Walk and Roll event and that it was well attended. He did notice that some of
the pathways needed mowing and that the Parks Department is probably just trying to
keep up with the season at this point.
Chair Frie stated that they would be meeting with a potential Planning Commission
member right after the meeting and he thanked Roy Popilek for his time on the Planning
Commission. adding that he appreciated Popilek's input and that he will be missed.
Popilek thanked the Planning Commission members as well.
II. Adiourn
A MOTION WAS MADE BY ROY POPILEK TO ADJOURN TI-IE MEETING AT
9:25 P.M. DICK FRIE SECONDED THE MOTION. Motion carried unanimously.
Recorder
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MINUTES
SPECIAL MEETING - MONTICELLO PLANNING COMMISSION
Monday - June 24, 2002
6:00 P.M.
Members Present:
Absent:
Staff:
Dick Fric. Robbie Smith, Richard Carlson. Rod Dragsten, Roy Popilek
and Lloyd Hilgart
Council Liaison Clint Herbst
Fred Patch. Jeff O'Neill and John Glomski
1. Call to order.
2.
Chair Frie called the meeting to order at 6:05 p.m. and declared a quorum.
Consideration of a Conditional Use Permit and an amendment to a Planned Unit
Development to allow an auto bodv repair facilitv in the B-3 district. Apolicant:Gould
Brothers and Jay Morrell (.JG)
John Glomski advised of Gould Brothers request for an amendment to a previously
approved PUD and a conditional use permit to operate an auto body repair facility on
portions oft\vo parcels cun'ently owned by Jay Morrell. The properties are at 1205 and
1219 Highway 25 South. the former AutoMaxx building and the Glass Hut property.
Glomski clarified that the Zoning Ordinance lists] 0 special requirements for the issuance
of this CUP, rather than] 8 as stated in the statTreport. Most of the requirements relate to
routine standards applied to commercial uses. including paving and curbing of all parking
areas. lighting standards. landscaping and screening, drainage, dust. and noise control.
Glomski advised that since this is a reuse of an existing structure, many of these
conditions are not applicable. but he did advise them of issues that need to be discussed.
such as landscaping. outside storage and screening, parking and curbing. It was noted
that Public Works Director John Simola had some concerns with parking on the City's
ROW due to snowplowing and asked that this be discussed with the applicant. He stated
that the Planning Commission could determine whether the applicant should add curbing
to distinguish parking.
There \vas further discussion regarding the landscaping and it was advised that the
previous tenant had not put in the landscaping that was required at the time of the initial
CUP. John Michaelis. Gould Brothers Chevrolet. had concerns about the landscaping
requests also and stated that they would only be leasing the former Automax building.
He questioned \vhy there would be landscaping required around the entire property. .lefT
O'Neill stated that initially this requirement was included due to both sites being used as
common ownership. Frie asked if Michaelis was comfortable with the requirement for 25
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Special Planning Commission Minutes ~ 06/24/02
.
trees and he stated that in previous discussions with Jay Morrell. owner of the property,
it would be at Michaelis' expense and he is concerned with that. Michaelis asked how
the current business in the Glass l-lut building was able to go in there without any of the
required landscaping. and Fred Patch. Building OtliciaL stated the business was a
permitted use on this site and did not need to come before the Planning Commission.
Glomski cxplained that the landscaping should have been done by the previous owner
and understands Michaelis' concern. Patch advised that the PUD remains active and this
would be an amendment therefore the landscaping requirements are still required. It was
stated that Jay Morrell is responsible for the landscaping as he is the property owner. but
it is to his discretion vvhether he requires the tenant to provide or the owner provides.
Chair Frie opened the public hearing, and hearing no response, the public hearing was
closed.
.
The Planning Commission discussed previous issues regarding the Professional Approach
Salon and Automax in regard to parking. Duff Davidson, Gould Brothers, stated the
parking will be for 8 employees and short term customer parking only. Frie added that
Professional Approach Salon has their parking clearly marked. Smith stated that he was
not comfortable in asking the applicant to comply with landscaping requirelTlents as this
was the property owners responsibility. It was clarified that the business would not
include retail and that they would maintain a small customer waiting area, but this is
strictly auto body repair. The applicant stated that traffic would be entering from the east
side of the building where customers would leave their vehicles. Employees would be
moving the vehicles inside.
Roy Popilek asked about the City's concern with parking on the ROWand if it is the City
who plows. Glomski stated it's a bituminous, minimum maintenance road that he
assumed the City plows. O'Neill stated it should not be a problem for the applicant to not
park in the RO\V and Davidson concurred. It was advised that John Simola's concern .
was that the parking lot is an encroachment into the ROW. and the possibility that the
applicant would be putting some curbing in, or if they requested asphalt/paving. as this
may extend into Marvin Road. Davidson advised that there would only be approximately
15 cars, including employees, parked on their site at one time. Michaelis added that if
they needed additional parking in the future. there is sufficient parking space to the south
which would not affect the Salon's parking.
Frie asked Michaelis if he \vas aware of condition number 2 regarding paving and
curbing, and that it can be deferred until Marvin Road is improved. He also asked
O'Neill if the applicant could escrow for this. O'Neill stated there is no way to tell when
the improvements vvill be done and that it was not feasible to escrow. Frie asked what the
length of the lease would be and Michaelis stated that has not yet been resolved. Frie also
stated he did not agree with landscaping being required by the applicant. Patch stated
.
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Special Planning Commission Minutes - 06/24/02
.
perhaps it could be a condition of the building permit instead, but Michaelis felt this
would still be required of them by the owner. O'Neill added that the City previously
added additional square footage to the site which is a good asset to the this site, and
therefore they should not be afraid of asking the owner for the required landscaping. Frie
also asked if 25 trees \vollld be sufficient and Dragsten stated that he would not think they
would want tree plantings on the Marvin Road side. O'Neill agreed, stating that in 2 to 5
years this site could be changed completely and they would have to then remove the trees.
Frie felt that the H\\ty" 25 side of the site needs to be landscaped and suggested leaving the
9 plantings in the back where they are. He also stated that in the motion they could
request a tree every 50 linear feet on the east side. O'Neill stated that it may not make
sense to put in all 26 trees in that one area, but that every 50 linear feet is quite sparse. It
was advised that on the new E. ]Ill Street the trees are planted one every 40 linear feet and
the Planning Commission stated they comfortable with that. Frie stated this should be
added to the list of conditions.
.
Patch added some concerns regarding building codes and fire codes. Public Works also
may require a sampling manhole for the sanitary sewer collection and he stated that he
does not know if there is one already in place. Davidson stated that they would not be
dealing with fluids or oils, and that any work like that would be done at their other site.
Patch stated a waste trap also needs to be in place and was not sure if there is currently
one there or not. Must also have an "L" booth, and sprinklers for fire suppression are
also required. Patch added that a licensed architect needs to provide the design for the
building and also talked about paint storage, combustible materials, etc. There was no
further discussion.
A MOTION WAS i\lADE BY ROY POPILEK TO RECOMMEND APPROV AL Of
THE CONDITIONAL USE PERMIT FOR AUTO BODY REPAIR. SUBJECT TO THE
CONDITIONS LISTED IN EXI-IlBIT Z WITH THE ADDITION TO ITEM I STATING
REQUIREMENT OF ONE TREE EVERY 40 LINEAR FEET ON TH 25; ADDITION
Of ITEM 7 STATING NO PARKING ALLOWED IN CITY ROW Of MARVIN
ROAD; ADDITION OF ITEM 8 STATING THAT THE USE CONFORM WITH ALL
BUILDING PLAN STANDARDS AND PUBLIC WORKS STANDARDS FOR
UTILITY DESIGN, AND ELIMINATiNG ITEM 2 REQUIRING CURB TO BE
PLACED ON MARVIN ROAD WITHIN 24 MONTHS. THE "NO CURB"
REQUIREMENT IS FOR AN INDEFINITE PERIOD OF TIME: BASED ON A
FINDING THAT THE USE IS APPROPRIATE FOR THE ZONING DISTRICT AND
THE PROPOSED SITE. RICHARD CARLSON SECONDED THE ManON.
MOTION CARRIED UNANIMOUSLY.
Decision 2: Amendment to the Planned Unit Development
A MOTION WAS MADE BY ROD DRAGSTEN TO RECOMMEND APPROV AL OF
THE AMENDMENT, BASED ON THE FINDING THAT THE USE IS SIMILAR TO
.
-3-
.
.
.
Special Planning Commission Minutes - 06/24/02
THAT OF THE PREVIOUSL Y APPROVED PLANNED UNIT DEVELOPMENT AND
THAT THIS USE IS CONSISTENT WITI-l THE COMPREHENSIVE PLAN.
RICHARD CARLSON SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSL Y.
"'
.Y.
Adiourn
A MOTION WAS MADE BY ROBBIE SMITH TO ADJOURN THE MEETING AT
6:45 P.M. ROD DRAGSTEN SECONDED THE MOTION. MOTION CARRIED
UNANIMOUSL Y.
Recorder
There was further discussion by Chair Frie regarding this item being placed on the City
Council's consent agenda directly following this special meeting. Frie felt that special
meeting agenda items being heard just prior to City Council meetings should not be
placed on the consent agenda in the future.
-4-
.
.
.
Planning COlllll1ission Agenda - 07/02/02
5.
Public Hearing: ReQuest for a ConditionallJse Permit allowing the construction of
a detached accessory structure which when combined with the existill!! attached
accessory structure will exceed the 2ross square foohl2e of the buildin2 footprint of
the principal use as well as be in excess of 10'X, of the rear yard. Applicant: Lvnn
Anderson. (JG)
A. REFERENCE AND BACKGROUND
The applicant, Mr. Lynn Anderson, is requesting a Conditional Use Permit to construct a
detached accessory structure in the rear yard of the applicant's parcel located at 9310
Eider Lane. The parcel is a corner lot, located at the intersection of Eider Lane and
Starling Drive. The applicant is proposing a 636 sq. n. accessory structure to be located
at the north cast corner of the parcel. The structure will face Eider Lane with no street
access and wi II be used for storage purposes.
"I 'he ordinance states that no detached accessory bui !cling shall exceed 1 ()lYo of the rear
yard of the parcel on which it is located without a Conditional Use Permit. The proposed
accessory structure is 636 sq. ft. in area which exceeds 10% (436 sq. ft.) of the rear yard.
The ordinance also asserts that any combination of attached garage and dctached
accessory building shall not exceed 1200 sq. ft. or the gross square footage of the
building footprint of the principal use, whichever is less, without a Conditional Use
Permit. The proposed accessory building added to the existing attached garage will equal
1324 sq. ft. augmenting its need for a Conditional Use Permit.
With a Conditional Use Permit, the detached accessory structure may exceed 10% of the
rear yard area and the size limitations for a detached and attached accessory structure
may be increased up to a maximum square footage of 1500 sq. ft. as long as the following
four conditions are met:
A.)
Accessory building space is to be utilized solely for the storage of
residential personal property of the occupant of the principal dwelling, and
no accessory building space is to be utilized for commercial purposes.
· '/'lie applicant has informed stafj'thatthe proposed accessory
structure lFill he used to store a hoat, laWnmOll'er, etc... and not fhr
COl111Ilercial purposes.
The parcel on which the accessory building is to be located is of sullicient
size such that the building will not crowd the open space on the lot.
· The applicants lot is a corner lot, therefhre a hit larger than the
average lot. There should he a sufficient amount olopen space
upon cOll1pleting the proposed accessOl:V structure.
The accessory building will not be so large as to have an adverse affect on
the architectural character or reasonable residential use of the surrounding
property.
13. )
C.)
.
Planning Commission ^genda - 07/02/02
D.)
The accessory buildings shall be constructed to be similar to the principal
building in architectural style and building materials.
· the applicwlts hui/ding plans show that the accessory structure
will he silni/((r in s~yle to the existing hui/ding.
Staff recommends the f(Jllowing conditions be added to the list of conditions for the
granting of thc Conditional Use Permit.
E.) The proposed accessory structure shall be used fl1r storage of seasonal
vehicles (hoats, canlpers, lawn mowers, snowmobiles, etc.) only. There
shall be no vehicles parked in front of the accessory structure or along the
rear yard which would give the appearance of an everyday garage and
driveway.
F.) C'onfinnation that the applicant can do what is shown on the site plan via a
surveyor staking the plan and getting the approval of the zoning olficial.
It ALTERNATIVE ACTIONS
I.
Motion to approve a Conditional Use Permit allowing construction of the
proposed accessory structure in excess of] 0% of the rear yard and allowing the
combined detached and attached accessory structure area to be greater than that of
the principle use and in excess of 1200 sq. ft. with the six conditions noted above
based on the finding that the accessory structure will improve the appearance of
the neighborhood and will not have an adverse affect on the surrounding
properties.
.
7 Motion to deny the request t\:)r a Conditional Use Permit based on a finding that
the proposed accessory structure will not meet the required four conditions for the
granting of a Cll P for an accessory structure.
3. Motion to table the action for further study.
C. STAFF RECOMMENDATIONS
StafT recommends approval of alternative one, acceptance of the Conditional Use
Permit with the 6 conditions listed in the report.
D. SUPPORTING DATA
Exhibit A:
Exhibit B:
Location Map
Site Plan
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Planning Commission Agenda - 07/02/02
6. Public Hearinf:: Consideration of development sta~e planned unit development and
preliminarv plat approval allowing 11 simIle familv residential units in the R-3
zonin2 district. Applicant: Central Minnesota Housing Partnership (CMUP) and
the Cit)' of Monticello.
REFERENCE AND BACKGROUND
CMHP has acquired all of the blighted parcels on the block, prepared development stage
plans and now requests development stage approval from the Planning Commission and
City Council. The development features 11 1008 square foot single family detached
Townhomes. Nine face Minnesota Street and 2 face 61h street. Access to garages is
provided via a one way alley in the back.
Staff was informed that the developer is considering adding basements to the structures
which would enhance the project significantly. More information on this possibility to be
provided at the meeting.
Site density is low for an R-3 district but relatively dense for a single family project. The
density is mitigated by extensive landscaping around structures. Sunny Fresh will be
contributing at least $60,000 to the project along with providing labor for installation of
landscaping.
AL TERNATIVE ACTIONS
1. Motion to approve preliminary plat and development stage PUD allowing 11
single family homes (or 9 SF and one two family) in the R-3 district. Motion
based on the finding that the proposed plan is consistent with the comprehensive
plan. consistent with the character of the neighborhood, and will not result in a
depreciation in adjoining land values. Approval subject to conditions the
conditions noted.
Following are suggested conditions of approval.
1. Landscaped plantings and/or screening fence to be provided along the
western boundary of the site along with installation of landscaped
plantings as shown in the attached supporting documentation.
Landscaping plan should include installation of an irrigation system.
2. Side yard lot lines to follow a building wall thus giving al] side yard space
to the homeowner opposite of the building wall.
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Planning Commission Agenda - 07/02/02
7.
Public lIearin : Consideration of devclo ment staue lanned unit develo ment
allowin J a mixed residential and institutional use in the R-2 district. Re uest
includes use of church buildinl! for chureh purposes and conversion of former
. .:\fish center into combination church office and rental housin . A lie ant: Ho e
Evanllelical Free Church and the Chureh of St. Henry. (.10)
REFERENCE AND BACKGROUND
The Ilope Evangelical Free Church has submitted a letter suhsequent to concept
development stage approval which speaks to the conditions mentioned at concept stage.
As you will note the letter also adds detail with regards to the use of the Parish I louse for
rental housing.
It appears that the development stage approval is appropriate at this time as a number of
the conditions noted at development stage have been satisfied or are addressed by Dan
Oshorn in his Jetter to the City.
. Fred Patch has reviewed the proposal and identified huilding modifications
necessary to support the proposal.
.
The Church has provided a survey showing building location relative to lot lines.
The information in the survey does not raise significant issues unless lots are later
sold separately.
The Hope Church has no plans for making modification to the exterior of the
structures except that the garage at the Parish Center will be reinstated for
residents.
. No additional landscaping is planned at this time.
ALTERNATIVE ACTION
1. Motion to approve development stage PUD allowing a mixed residential and
institutional use in the R-2 district. Request includes the Church building to be
allowed for Church uses and the Parish Center converted into a combination of
office and residential use. Development stage pun subject to the requirement
that interior lot lines be eliminated.
Motion based on the finding that the PUD is consistent with the character of the
neighhorhood, consistent with the Comprehensive Plan and will not result in a
depreciation in land values.
Plann ing Co III 111 ission Agenda - 07/02/02
.
2.
Motion to deny approval of development stage pun as requested.
STAFF RECOMMENDATION
Stafr recommends alternative I.
SUPPORTING DATA
Copy of letter from Dan Oshorn
Copy of Survey Data.
.
.
2
.
.
.
HOPE Evangelical Free Church
P.O. Box 1112 Monticello MN 55632 - 763-227-0622
To whom it may concern,
June 18, 2002
In response to our last meeting with the planning Commission, we were asked to submit a
survey, elevation drawing, landscaping plans, and making sure the buildings are up to code.
The survey has been submitted. We will not be making any changes to the elevation other than
putting back the garage doors on the East side of the Parish center. The landscaping will remain
the same other than trimming, pruning, removing the plants and bushes that have died and
weeding.
We have checked the codes for the buildings and we are up to date for the church and convent
properties. The Parish Center will require updating which we will do previous to any rental and
with appropriate permits.
After further research on the Parish Center, we feel the architecture will better fit twoofficeScOQ:
the upper level (south end), two upstairs apartments. One will be a three bedroom and one wilt. .
be a studio apartment. The downstairs will have one apartment with a shared laundry room. The
garages will be able to facilitate four cars. There will be no structural changes to the building.
The windows, doors and fire safety concerns will be brought up to code.
We hope to close on this property July 31 ~1. These plans are contingent on our financing. Until
then we are renting the church for Sunday services only.
Please contact me if you have further questions or need more information.
Sincerely,
.;: .",
\
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)Janiel P. Osborn
l-{ope Evangelical Free Church Pastor
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"Honoring God by building followers of Christ through Gods Word, Prayer. Worship, Loving
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Planning Commission Agenda - 07/02/02
8. Public "carin::: Considcration of a rCQuest to grant thc dcvclopmt'nt stagc of a PIJD.
Applicant: Occllo. LLC. (NAC)
REFERENCE AND BACKGROUND
Occllo LLC has suhmitted an application for pun site plan review. The property is located
west of Oakwood Drive and south of School Boulevard and is zoned PZM, Performance
Zone-Mixed. The site consists of 2] .59 acres. The applicant is proposing to construct 167
unit town homes with a density of 7.7 units per acre.
Land llsc. The area that surrounds the proposed development consists of a Inobile home
park to the south, commercial to the west, industrial to the north and single-family to the
east. The mid-density residential land use would be compatible with the surrounding
pattern.
Zoning.rhe purpose of the Pl-Mixed Zoning District is to provide a land use transition
between high density residential land uses and low intensity business land uses, as well as
the intermixing of each land use. The density requirements for this zoning district are
5.000 square feet per unit. Setback requirements for this district call for flexibility,
however. City Code suggests 20 feet in the side yard and 30 feet in rear yards. Staff has
concerns regarding the setbacks of this development. All buildings, decks, and porches
must meet the minimum 30-foot setbacks. The setback areas of particular concern are
those along both street frontages around the perimeter of the site.
Access/Circulation. The current access and traffic circulation plan should be modified
to reflect more intuitive circulation throughout the project. Staff recOlnmends a more
continuous looped roadway with spur streets to perimeter access points along with
spacing the intersections to avoid conflicts with driveways. Staff recommends a
Inininmm of three access points, as shown on the site plan. as the minimum required for
this project. StafT has additional concerns regarding several oddly angled intersections,
combined with several driveways backing out into the middle of the intersections.
Trails. The current plan shows a series of internal trails that connect School Boulevard
near the driveway access to Edmondson near the northern driveway access and to the
south along the utility easement. Staff recommends that a trail system be incorporated
into this plan that will link to existing trails on the northeast and southeast corners of the
project. The plan should be designed so that individual units would be within 200 feet of
a trail or sidewalk leading to a trail on school Blvd. or Edmundson (Co Rd 117). Staff
would recommend that a public trail along Edmondson be completed with the project.
Staff does not recommend sidewalks along internal streets due to the impact on
landscaping.
Planning Commission Agenda - 07/02/02
Off-Street Parking. The applicant is proposing 42 guest parking stalls. Because no off-
street parking \vill be allowed on private drives, staff is recommending a ratio of one
parking space per three dwelling units or a total of 55 parking stalls needed. Theref(lre,
an additional 13 parking stalls must be incorporated into the development. The
additional 13 stalls should be incorporated in the northwest corner. southwest corner,
middle, and northeast corner ofthe project.
Landscaping Plan. Staff recommends berm placement along Edmondson as well as to
construct a pathway along the planting area. The applicant should intensively landscape
areas with high exposure to oflset the impact of high-density, low open space design.
These include areas around the play area, areas around guest parking, and areas behind
proposed townhomes. The applicant should provide additional landscaping around the
southerly portion of the project. The area between the mobile home park and power lines
to the south should be heavily landscaped and buffer the project from the adjacent
properties.
Outdoor Recreation. The current plan shows two private small tot-lots and additional
"Hot-Shot" basketball court along the southerly utility easements. All play areas should
be located away from easement areas. Staif also recommends a larger, more substantial
tot-lot area in the center of the project with more visibility from the surrounding streets.
It is suggested that Klein Farms Park is close enough to provide an adequate local public
park resource.
Lighting. A detailed private street lighting plan mllst be submitted to public works prior
to development.
Grading, lItilities and Drainage Plans. All grading plans are subject to review of the
City Engineer.
Design Guidelines. According to City Code, the Pl.JD allows for higher standards of site
and building design standards. As such, staff feel that this proposed development should
provide the community a high standard of building design. These include brick elements
on the hont of buildings, texture-look roofing materials, and steeper roof pitches (6/12 to
8/12 or more).
Phasing. According to City Code, no such stage, when averaged with all previously
cOlnpleted stages, may have a residential density that exceeds 2YYo of the proposed
residential density of the entire PUD. Moreover, staif recommends that no more than 50
units should be built before a second access is provided within the project.
Easements. StafT recommends that the applicant provide documentation from the gas
company regarding the gas line easements and the construction of this project.
J
Planning Commission Agenda - 07/02/02
Development Agreement. The development agreement must include information for the
maintenance of all open spaces facilities.
ALTERNATIVE ACrlONS
1. Motion to recommend approval of the development stage PUD with staff
recon1mendations.
2. Motion to recommend denial of this development based on inconsistent street
patterns and problems with traffic circulation as \vell as the higher density that is
inconsistent with the City's Conlprehensive Plan.
3. Motion to recommend tabling based on a lack ofinfclfmation.
STAFF RECOMMENDATIC)N
Because of the several issues raised regarding the layout of the project development stage
PUD approval may be premature at this time. If the Planning Conul1ission believes that
development stage approval is appropriate, staffwould recommend that the following items
are addressed as a condition of approval:
I. A detailed landscaping plan must be submitted that includes butTer areas, berms, and
more intensive landscaping in the rear areas to mitigate site lines as well as the area between
the proposed development and the mobile homes to the south.
2. Modifications regarding circulation must be addressed. These modifications must
include alternati Yes to the current plan that decrease the number ofconilict intersection areas.
In addition, the applicant must pursue permission for the second access to Edmondson
Avenue from the County. A minimum of three access points are necessary for this project.
3. A detailed lighting plan must be submitted to public works and is subject to City staff
approval.
4. The applicant must resolve easement issues and receive permission 1iom the gas
company for the second access to Edmondson with the County. The grading, drainage, and
utility plan must be approved by the City Engineer.
5. A modified parking plan must be developed that includes additional guest parking
areas. At least 13 additional parking stalls are necessary throughout the development.
6. The applicant must provide a revised trail plan that includes internal trails that
connect to School Boulevard as we]] as to the southeast corner of the site at Edmondson and
3
Planning COlllmission Agenda - 07/02/02
the UP ^ easement that runs to Klein Farms. The plan should be designed so that individual
units would be within 200 feet of the trail. The internal trail system should provide a link
between the current tails on the northeast and southeast corner of the project
7 . The applicant must redesign recreation areas away from easement areas. Staff
recommends larger recreation areas in the center of the proposed development.
8. Iligher design standards that include building elevations consistent with this report,
must be developed and submitted.
9. A phasing plan must be developed and submitted to statTprior to development. No
more than 50 units shall be constructed before a second access is developed \vithin the
project.
10. All buildings, porches, and decks, must be setback a minimum of 30 feet.
II. Further recommendations by City staff.
SUPPORTING DAfA
1.
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Site Location Map
Boundary Survey Map
Site Plan Map
Preliminary Plat Map
Grading Plan Map
Preliminary Utility Map
Landscaping Plan Map
Parks Commission Minutes
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5.
6.
7,
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Earl Smith noted the fee schedule should be established and that they need to work with Community
Education and MCC on ballfield scheduling. Presently all the scheduling is being done through Public
works. Earl Smith and Rick Traver wi11 be the Parks Commission representatives on the ballfield
subcommittee.
Because of a previolls commitment, John Simola provided an update on the A TV subcommittee.
There are many obstacles to getting a route established for ATV's that would allow them to get out of
the City limits. The only place you can ride is in the ditch. If an A TV is on the road, it must be a
licensed motorized vehicle. Even the DNR is working to find places for A TV use that \voldd not
damage the environment. John Simola indicated the city could designate a portion of the street as an
A'fV trail and mark it thcn the A TV's could go on city streets. John Simola didn't fecI striping would
be feasible. He noted that he was informed that ATV's can cross the freeway at bridges which \vas
new information frOlll previously. John Simola felt the ordinance should stand as it is.
John Simola also added as an update to the entrance the signs that there were discussions on
providing electric service to the sign at the west entrance to the city. Xcel Energy wi]) suhmit a cost
estimate to the city.
6. Shawn Weinand,. Townhome Develonment Review (Autumn Rid~e).
The Parks Commission reviewed a preliminary sketch of Autumn.. No representative from the
developer and no City staff \vas present to information on the preliminary sketch. The Parks
Commission noted that the drawing submitted to them was an undated preliminary landscape plan.
The Parks Commission noted the following objections to the plan as submitted: 1) There is no parking
near the play area; 2) The play area is too small in size; 3) Proximity of the play area to the Amoco
easement; 4) Concerns about drainage and 5) No street access to the play area. The Comprehensive
Parks and Pathway Plan requires access from two streets. The Parks Commission felt that cash in
lieu of land was desirable for this development. The Parks Commission noted that since this
development is self-contained, including private streets, they questioned why the City would want to
place a public park there and especially one that did not mect the requirements of the comprehensive
plan. Adam Hawkinson felt the trails should be constructed to an 8' width in case the City ends up
having to maintain them.
7. Discussion of HolJin2: Woods Area Pnrk Plans.
The Parks Commission discussed having an informational meeting f()r the residents in the area. Adam
Hawkinson indicated that he would like the Parks Commissiou to meet every other week during the
Summer and that way hopefully within the next couple of weeks they could schedule a meeting with
the Rolling Woods residents. The Parks Commission discussed development plans including the
playstructure for the area which would run approximately $8,000. Adam Hawkinson will be getting a
spec sheet for the structure. He also noted that the manufacturer's inspector was out to check the
playstructure at West Bridge Park but he has not heard back with what the inspector found. He
reported on an incident that occurred on the structure and whether the child was of an appropriate
age to be on it. Adam Hawkinson stated that if there was an age restriction for LIse of the structure
....
the manufacturer should be providing signage so noting that. There was also discussion on looking at
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Potential street connection to GrovcJand residential development. Developers of the
adjacent Groveland Addition have suggested modifying the Groveland plat and Prairie Ponds
to allow a road connection from Groveland to Prairie Ponds as noted in the attached graphic.
This connection would provide a third access point to the Grove/and residential subdivision.
Planning Commission Agenda - 07/02/02
I recall that a request for this access was denied by the Planning Commission when the
preliminary plat was established. After taking a second look at tI,e proposal, it has gained
support at staff level because most believe that the new access will not hecome a primary
route for access to the development.
This proposal would result in a reduction in park land with the Groveland Addition which
vvould be offset by developer paying cash in lieu of land.
AL1'ERNATIVE ACTIONS
Decision] .
1. Motion to recommend approval of the preliminary plat with staff recommendations.
2. Motion to recommend denial of the preliminary plat based on access areas nol
meeting City Code.
3. Motion to recommend labling this preliminary plat based on more information
required.
STAFF RECOMMENDA TION
Decision 1.
Planning staff recommends approval of the preliminary plat subject to:
I. A delailed landscaping plan must be provided. The landscaping plan must show a
buffer yard hetween areas adjacent to a1l residential districts.
2. The gradin g, utiliti es, and drainage plan are su bjectto the review of the City Engineer
3. Access off of Wolters Way mUst fully align with the access to Schoo I Boulevard 10 the
sOlIth.
4. A lighting plan must be provided. All proposed lighting must meet City Code
guidelines
2
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Planning COIl1mission Agenda - 07/02/02
10. Consideration of reviewine input provided on the Comprehensive Plan
Amendments at the Joint Meeting and direct staff accordingly. (JO)
REFERENCE AND BACKGROUND
As you recall at a previous meeting of the Planning Commission, the Commission tabled
a recommendation on the Comprehensive Plan pending additional input via a joint
n1eeting of the various commissions. On June 12, 2002 the joint meeting was held which
was well attended by indi viduals from the Chamber of Commerce, IDC, Parks
Commission, HRA, and EDA.
Following is a summary of the meeting along with a review of the general consensus.
Presentations or significant input was provided hy representatives from the HRA, IDC
and Chamber of Commerce. HRA input from Brad Barger focused on clarifying language
governing industrial uses in the Gold Nugget industrial area. lIe also discussed the
importance of city ownership of an industrial area. I DC comments summarized in Dick
VanAllen's report which was provided at the meeting. Chamber of Commerce liked the
idea of industrial land acquisition/development of large industrial area south of Gold
Nugget along Highway 25.
The following summary represents a general consensus at the meeting.
Comprehensive Planning Points
I. The language describing the industrial district at the Gold Nugget site needs to he
adj usted to allow a wider variety of industrial uses.
2. The City should consider designating an area for industrial development south of
the Gold Nugget area. The area designated should be 200 acres or more.
Economic Development Points
1. The City should attempt to gain control of land for industrial development.
Locations could include:
A. Northwest area
B. Area south of Gold Nugget
C. Chadwick area
,
Revenue for the acquisition could come from the sale of the City/Remmcle Parcel.
Planning Commission Agenda - 07/02/02
2. The City should begin developing a finance/capital plan for development of the
interchange at Orchard Road. The finance plan could include a combination of
assessments against benefitting properties and development of sinking fund via
general tax levy. Development of infrastructure is as critical as ownership of
land.
AL,TERNATIVE ACTIONS
Staff asks the Planning Commission to discuss the concepts reviewed at the meeting and
direct staff to prepare graphics and/or narrative material accordingly. Adoption of the
final recomlllendation could come at the August meeting of the Planning Comrnission,
once we have received your input and incorporated it into final form.
1. Motion to direct staff to prepare additional language or graphics supporting
concepts or goals discussed at the joint meeting.
Planning Commission should review the discussion at the meeting and determine
whether or not to modify the comprehensive plan amendments accordingly. For
instance, should the map be revised to show an additional industrial/commercial
area to the South? Should the language in the narrative be moddied to allow f()r
commercial development along highway 25? Should the narrative describing
industrial land development in the area of the Gold Nugget site be modified to
allow for a wider variety of industrial uses?
Under this alternative City Staff would adjust the comprehensive plan amendment
and provide it to you for final approval in August.
2. Motion to recommend adoption of the comprehensive plan without amendments.
If Planning Commission believes that no changes need to be made to the existing
documentation, then the documentation from the April meeting could be
forwarded directly to the City Council. Similarly, if the Planning Commission
believes that the changes are relatively minor and can be completed by Staff
without further Planning Commission review, then the Planning Commission
could recommend adoption of the Comprehensive Plan amendments subject to
adjustments made by Staff.
2
,
f
Planning Commission Agenda - 07/02/02
STAFF RECOMMENDATION
It is the view of the planning staff that the joint meeting was constructive and highlighted
important goals for development of our industrial base. Many of the ideas related to
industrial development strategies that are outside of the domain of the Planning
Commission. Others were land use related. With regards to development of industrial
land South of the current "MOAA" area along highway 25, this idea has some merit
because it would result in preservation of a large isolated area that could be very desirable
for industrial development. However, further analysis is needed to determine the cost of
development at this location. In the long run arc we better off investing in the
transportation system (Orchard Road Interchange) that will result in prime industrial
land? Or should we buy land for future industrial development south along Highway 25
with the thought of extending utilities at some point in the future. Planning Comrnission
is asked to talk it over and direct City Staff accordingly. We would prefer to take your
comments at the meeting and make adjustments to the amendments for final review in
August.
SUPPORTING DA'rA
Please bring comprehensive plan information provided at the April meeting of the
Planning Commission. If you do not have this information, contact Lori f()r a new copy.
,
3
I
Planning Commission Agenda - 07/02/02
11. Introduction of developers purchasinl:! the Jim Schultz propertv - development
formerly known as Fields of Hillside Hurst. (JO)
It has come to our attention that the original developer of "Fields of l-li IlsideI-Iurst" has
dropped away frm the site and the land is under purchase agreement with a new
development group. This group would like to visit with the Planning Commission
regarding goals for development of the site. Based on my discussions with the
developers, it appears that there will be some minor changes made to the preliminary plat
that will need future Planning Commission review.
The purpose of the visit hy the developers is to introduce themselves and to give a
preview of some of the adjustments that they would like to make to the plat.
There is no action requested.