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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