Planning Commission Agenda Packet 01-16-1979C
rrrn v ,ww ur
MONTI PLANNING COMMISSION
Tuesday, January, 1979 - 7.30 P.N.
Members, James Ridgeway, Prod Topel, Dave. Bauer,
Dick Martie, Ed Schaffer
1. Consideration of appointment of chairperson.
2. Public Hearing on consideration of a Conditional Use Permit
and Variances for Holiday Stationstores, Inc.
3. Public Hearing on consideration of rezoning request from R1 (single
family residential) to B3 (highway business) for property owned by
Olga J. Swanson estate along Highway 25 in Monticello.
4. Consideration of variance request on front yard set back for
Lot 7, Block 1, of Sandberg•s Riverside Addition - Mal Wolters.
5. Consideration of variance portion of a commercial estabishment
for residential rental purposes - Dr. Joel Erickson
6. Approval of December 19, 1978 Minutes
7. Unfinished Business
B. New Business
n
AGENDA SUPPLEMENT
Agenda Item 1. Consideration of appointment of chairperson.
Since this is the first meeting of the year, it is necessary
to appoint a chairperson for 1979. For your information,
Jim Ridgeway has served as the chairperson in 1978.
POSSIBLE ACTION: Consideration of appointing chairperson
for 1979
Agenda Item 2. Public Hearin on consideration of a Conditional Use Permit
and Variances for Holiday Stationstores, Inc.
Holdiday Stationstores, Inc. has made application for a
Conditional Use Permit to build a combination asoline
station and convenience store on the Easterly of Lot 2, all
of Lot 3 and Lot 4. and part of Lot 5, in Block 5 in
Monticello. This location is just northwest of the
intersection of Seventh Street with Highway 25 in
Monticello and would be situated between the Kentucky Pried
Chicken and the Dairy Queen on Highway 25. See enclosed
map.
Since the area in question is zoned as B3, a Conditional Use
Permit is necessary for approval of this request. According
o- to our City Ordinance it is necessary to hold a public
hearing on a Conditional Use Permit at the Planning
Commission level.
In reviewing the requirements for a Conditional Use Permit
for a fuel station and convenience food store, it appears
all requirements of the ordinance are met by Holiday Station,
Inc.
In additional to the Conditional Use Permit requiremonto, it is
necessary for the Holiday Stationotoreo to apply for four (4)
variances, and they are as followo,
A. Variance to allow two (2) thirty foot (301) driveway openings
to Seventh Street. According to Monticello's City Ordinances,
driveway openings aro to be twenty-four foot (241). Holiday
Stations in the requeat indicate that because of the nature
of the business the driveway opening should be largo onough to
accommodate gasoline and morchandincocmi-trucko as well
as safe passage for automobiles.
B. Variance requests to have driveway opening on Seventh Stromt
twenty-fivo foot (251) from the property lino to the cast, rather
than the required fourty foot (401). According to the Holiday
Stations, Inc. it is necessary to try to have the driveway opening
as close as possible to Highway 25 and still provide oufficont
sot back of twenty-fivo foot (251) in order to make easy ingrooa
and egress for automobiles and trucks.
C. Varinance request to infringe on the set back requirements for
the proposed pylon sign and the gasoline pumps. Pylon sign is
V set back fifteen feet (15') from Seventh Street and ten and one-
half feet (10h') from Highway 25, and normally the set backs from
both streets should be thirty feet (30'). In addition, the set
back of the gasoline pumps from Seventh Street is nineteen feet
(19') and thirty feet (301) is required.
D. Variance request to provide twelve (12) off street parking
spaces, rather than the eighteen (18) required by the City of
Monticello. Holiday Stations, Inc. indicates the reason for this
is that there is room for eight (8) cars at the gasoline pumps,
and that the requirement of parking spaces are somewhat stringent
since most of the people using the convenience store will be parking
right within the islands themselves, and these are not counted as
part of the parking spaces provided.
It would appear that the set back on the pylon signs and the pumps,
along with the request to provide twelve (12) parking spaces is
reasonable, however, there is some concern relative to the question on
the width of the driveway openings and the distance of the first
opening on Seventh Street from Highway 25. The prime concern is
for the amount of traffic that eventually may be on Seventh Street,
since this is a part of the collector road that the City plans just
north of the freeway, which would eventually run from Monticello
Roady-Mix plant on Highway 75 all the way to the Country Club on east
County Road 39. Additionally, there is concern for the traffic
congestion with the amount of traffic on Highway 25 and the traffic
boing diverted on to walnut Street, also.
It should be noted that copies of the plane are available for
review in the Building Inspector's office at the Monticello City
Hall. Additionally, our engineers have reviewed the grading
plan. A copy of their comments aro enclosed and these have also
been cont to Holiday Station Stores, Inc. These recommendations
ohould be implemented.
POSSIBLE ACTION, Conoidoration of Conditional Use Permit and
Variance requected.
REFEREHCESe January 3, 1979 letter from our engincoro relative to
the drainage, oncloced map depicting general area and site
plan io available at the Monticollo City Hall. Alco, the
January 8, 1979 R000wood Corporation letter in favor of the
variancoo.
Agenda Item 3. Public Hearing on consideration of reroninq requent from R1 (ninple family
residential) to 83 (highway businssn) for Qroporty owned by Olqa J.
Swanson estate along Hiqhway 25 in Monticollo.
Request has been made from the personal representative of the Olga J.
Swanson estate to have a 20.18 acro parcel (see enclosed map) rezoned
from R1 to B3.
Purpoao for the requoot io to allow adequate room to build a houao
ainco the roar act back io fifty fact (50'), which in twenty foot
(20') more than the normal not back required oinco the roar of tho
lot bordaro Ottor Crock. According to the Shore Lando Management
Act, which in required to be adopted by the City of Monticello, any
Lot bordering Ottor Crook require o a fifty foot cot back in the
roar. Since thio lot io on a cul do one the cot back will not
affect adjoining propertico, which waa one of the concorno of
granting a variance on a front yard.
Oinco thio to a variance requoat, the Public Nearing for thio
item in at the council level, hotemor, at thio point we have
had no advoroo coamento from any adjoining owncro.
It should be mentioned that approximately half of this parcel,
which basically encompasses the northerly half, is in the low land
or ret lands area. Monticello City ordinances have certain
restrictions pertaining to wet lands area. This is mentioned
for your information and was also mentioned to the representatives
for the Olga J. Swanson estate. Whether the City maintains the
o.
present zoning of R1 or rezones it to B3, the wet lands ordinance
provisions would still apply. For exa le, any portion of the
twenty (20) acre parcel within the line within the wet lands
area can not be filled in and in addition to this there are
1 ,t Pt
i�V yJ'
numerous other criteria within the ordinance.
No specific use of the property has been proposed, other than the
fact that the potential buyer of the land from the estate feels
'1
that the use would be more suitable for commercial as opposed
\�
00
lip(}r
to single family residential. Examples of the potential uses
mentioned were possible site for a motel or health club, for
example. Since this parcel is quito large, even taken into
consideration the wet lands area, it might lend itself to this
type of use as opposed to single family tract housing which
would have to work an entire houaing plot around the wet lands
1
area as opposed to possibly a singlo structure.
1
Since this is a rezoning request, the hearing is hold at the
planning commission level and liko all other hearings, notices
have been cant to property owners within 350 feet.
POSSIBLE ACfIONi Consideration of recomnonding of approval or
denial of razoning request.
REFERENCESx Enclosed map depicting area.
Agenda Item 0.
Concidoration of variance raquont on front yard Got back for
Lot 7, Block 1, of Sandborq'a Rivoraido Addition - Mal woltern.
Mol Woltero io requesting a variance from the front yard cot back
requirement of thirty foot (301) as proposing to put a house on the
above roforranced lot twenty-fivo foot (251) back from the property
line.
Purpoao for the requoot io to allow adequate room to build a houao
ainco the roar act back io fifty fact (50'), which in twenty foot
(20') more than the normal not back required oinco the roar of tho
lot bordaro Ottor Crock. According to the Shore Lando Management
Act, which in required to be adopted by the City of Monticello, any
Lot bordering Ottor Crook require o a fifty foot cot back in the
roar. Since thio lot io on a cul do one the cot back will not
affect adjoining propertico, which waa one of the concorno of
granting a variance on a front yard.
Oinco thio to a variance requoat, the Public Nearing for thio
item in at the council level, hotemor, at thio point we have
had no advoroo coamento from any adjoining owncro.
POSSIBLE ACTION: Consideration of recommending approval or
1 denial on variance request.
Enclosed site plan from Mel Wolters.
Agenda Item 5. Consideration of variance Portion of a commercial establishment
for residential rental purposes - Dr. Joel Erickson
Dr. Joel Erickson is requesting a variance to put a residential
unit above the Monticello -Big Lake Hopital, which is located
south of the I-94 interchange and east of Highway 25 in Monticello.
Since the area in question is zoned as B3, it is necessary to obtain
a variance for this type of use since residential uses are not allowed
within a ceamercial area. Purpose would be primarily for residential
facilities for an employee of veterinary clinic.
It would appear that there is justification for this particular
variance since the request is not to expand a particular structure,
but rather to make better utilization of a particular structure
that might not be suited for commercial purposes. Additionally,
the residential use is quite minor in relationship to the size
of the overall Monticello -Big Lake Hospital. It would only entail a
one apartment unit and would not generate any large volumne of traffic,
etc.
This request is handled on a variance basis, rather than a ordinance
amendment, since allowing apartmento to be combined with commercial
enterprises might sot a precedent for larger facilities than are
intended in this particular case.
POSSIBLE ACTION: Consideration of recommending approval of
denial of variance roquent.
HEPEBENCESs Enclosed map depicting area.
? ORR•SCHEIEN•MAYERON&ASSOCIATE&INC.
COnsulbrn/ r "!-"rwcrs
January 3, 1979
Mr. Loren Kline
Building Inspector
250 E. Broadway
Monticello, MN 55362
Re: Grading Plan
Holiday Station Store
OSM Comm. No. 068-1748
Dear Loren:
I have reviewed the aforementioned plot plan submitted to our
office dated December 26, 1978. The drainage plan identifies
pattern only without any elevations noted.
The south half of the parcel is noted to drain toward seventh
Street. The existing curb will have to be removed to accommodate
driveway entrance construction. Concrete driveway aprons such
as used in the 77-3 improvement project should be constructed.
the north half of the parcel is shown to drain north to a swail
which would thus be constructed to drain easterly toward Pine
Street. I assume this swail will empty into the westerly drainage
ditch along Pine Street.
It is conceivable that in the near future Pine Street will be
upgraded with curb and gutter and full width permanent street
surfacing. At this time, the ditches must be filled in to
accommodate the standard 44 foot wide street. with this in mind,
the outfall from the swail at the property lino should be 0.5
foot or higher tnan the corresponding centerline street eleva-
tion of Pine Street, such that drainage will be over the future
curb. Alternately, storm sewer could be constructed along the
westerly side of Pine Street extending from 5 1/2 Street. The
storm sower may then be extended into the parking area, and
catch basins could be constructed. I recommend this alternative
as it will provide for most positive runoff collection and
Mr. Loren Kline
250 E. Broadway
Monticello, MN 55362
January 3, 1979
Page 2
disposal. The Mn/DOT may participate in costs based on their share
of runoff tributary from highway right-of-way. Please note
that there is an existing 24' storm sewer located along the
westerly side of Pine Street in this vicinity but this
facility is sized for drainage from the I-94 interchange
only and may not be utilized for drainage from any other area
without written permission from the Mn/DOT.
If you have any questions, please don't hesitate to call.
Very truly yours,
ORR-SCHELEN-MAYERON
d ASSOCIATES, INC.
i
Keith H. Nelson, P.E.
Project Engineer
KHN/mb
CC: John Dadalich
City Engineer
January 8, 1979
Mr. Cary Weiber
Administrator
City of Monticello
Monticello, MN 55362
Pear Mr. Weiber:
It is my understanding the Holiday Store and Cas Stat_on is
asking for a minor variance for the new facility to be located
north of our property known as Monticello Mall.
I have talked this matter over with the partners of Monticello
?fall and find such a variance to be in the best interest of
the Monticello shopping district. We feel the Holiday Store
wcwlld be a good addition to our retail climate. If you have
any questions regarding this matter, please call me at your
convenience.
Sincerely,
Ken Bureau
Secretary Treasurer
ms
'7, �3- I SInl0 llovokvvlwl • ROQI ISlalo mvo mu�f Solvcm
l ,M:h,Utl.(bl 1t k m Pc* wN Nkv ogon1 onl
I.,r .,ra,, nr n. "��.n ..'H..P11" 1.. ,,,,14, I.INJ-,1111 A4 „'�,."F1n 11'i